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But for Klebanow, the lesson Japan should take from Macau and Singapore extends beyond the importance of non-gaming attractions. It is also about how regulation should work. Policymakers, he argues, should establish basic legal and commercial guardrails, while giving operators sufficient “latitude” to “propose and develop projects that best serve both the residential and tourism markets”.
He points to Macau’s Cotai Strip and Singapore’s Marina Bay Sands and Resorts World Sentosa as examples of how regulatory discipline can coexist with considerable freedom for developers to innovate. “At its core, Japan’s policies need to be pragmatic and allow for developments to succeed – not constrain them to the point that they risk failure.”
When asked which operator will be willing to take the risk and ultimately win Japan’s next “licence lottery”, Klebanow contends that it depends on how restrictive – or attainable – the regulations and requirements imposed by the government will be.
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Patrick Bergin, an attorney for Scotts Valley, rejected that argument, noting the difficulty of converting a site explicitly planned and built for gaming into something like an auto dealership.
Bergin also emphasized that the tribe had formally notified Interior twice about its launch timeline for the Preview Casino, providing regular progress updates without ever receiving a directive from federal officials to halt the project.
The conflict stems back to January 2025, when the outgoing Biden administration initially determined that the Vallejo parcel was eligible for gaming.
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Instead of collecting rent from a successful tenant, Resorts World aspires to collect profits directly from pizza-hungry patrons. But since Mulberry Street was consistently among the busiest dining spots at the property, it raises an obvious question: Was its popularity driven by brand recognition, or simply by resort guests, late-night Zouk Nightclub revelers, and foot traffic seeking a quick slice?
To stack the odds in its favor, Resorts World is tapping major culinary talent: Executive Chef Ricky McCormick. McCormick, who currently leads the kitchen at Stubborn Seed on-property, previously held leadership roles at Michelin-starred Restaurant Guy Savoy in Las Vegas and multiple Gordon Ramsay venues.
As previously reported, Mulberry Street is currently scouting a new Strip location.
