downtown los angeles, fashion district, historic core

New Luxury Rental Tower Coming to 8th/Spring in Downtown LA

Holland Partner Group is slated to break ground on a new 24 story residential high-rise this fall (Photo: Holland Partner Group / MVE Architects)

Holland Partner Group is slated to break ground on a new 24 story residential high-rise this fall (Photo: Holland Partner Group / MVE Architects)

Back in October 2014, Vancouver-based Holland Partner Group purchased a 39,000 square foot parking lot for $12.5 million on the northwest corner of 8th and Spring located on the cusp of the Historic Core and Fashion District. Less than a year later, we’re now getting some exciting details being revealed about a new ground-up tower that will rise here within this burgeoning urban neighborhood.

According to Holland’s COO of Development for Southern California, Tom Warren, the still unnamed¬†8th and Spring tower is currently in plan check with the city and is slated to break ground this fall. When completed, the new residential mixed-use tower will rise 24 stories and have approximately 300 units for rent.¬†

Sizes of units, although far from being completely finalized, will range from 450 to 1,650 square feet with different layouts including studios, one and two bedrooms all the way up to 3 bedroom penthouse units. There will also be townhomes and corner units reserved for the largest 2 and 3 bedroom floor plans.

“We wanted to get going as fast as we could as quickly as possible,” explained Warren. “As a result, we are meeting the downtown design guidelines and we’re following all the rules to expedite it through the site plan review process.”

Apparently, it’s a tricky code to meet as the city’s planning department (specifically the Urban Design Studio) is finally adding stricter design guidelines to Downtown LA’s new developments that are intended to help shape the city’s urban fabric. Every district of downtown now has distinct guidelines.

Here in the Historic Core where Holland’s tower will be constructed, they are required to hide their parking structure away from the street that will include 650 parking spaces (enough for residents living in the adjacent 168-unit Chapman Flats). They also have to create a 150-foot “building wall” (basically meaning no set backs from the sidewalk) along Spring Street that would match the historic height cap. Along 8th Street, the building wall has to rise up to 75 feet.

This special massing requirement has greatly influenced the tower’s design by architect firm MVE, which also designed Rick Caruso’s ultra-luxury 8500 Burton Way apartments near Beverly Hills. The downtown tower will be a blend of old and new design, drawing from the historic context of the area as well as incorporating new modern elements like the glass facade on the top upper floors. In addition, stucco haters will be very happy to know that the rest of the tower will be clad in fiber reinforced concrete.

When completed, the rental property will have a rooftop amenity deck with amazing views of the downtown skyline. In fact, Holland flew a camera drone up to the future height of the rooftop at 240 feet to give us an idea what the stunning views will be like from up there.

Holland’s first downtown high-rise will also have 9,000 square feet of retail space to help activate this corner. The project is fully funded and is looking to start construction this fall with a completion slated for 2018.

Across the street at 732 S Spring Street, another parking lot that Holland has acquired is in the very early conceptual stage. Holland has not yet determined what they will do as they are still evaluating their plans.

The project will have 9,000 square feet of retail that will help activate the street with pedestrian activity including the 8th Street side shown here (Photo: Holland Partner Group / MVE Architects)

The project will have 9,000 square feet of retail that will help activate the street with pedestrian activity including the 8th Street side shown here (Photo: Holland Partner Group / MVE Architects)

This image captured from 240 feet high by a camera drone shows us what the rooftop view will be like when the tower is completed (Photo: Holland Partner Group)

This image captured from 240 feet high by a camera drone shows us what the rooftop view will be like when the tower is completed (Photo: Holland Partner Group)

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  1. aardvark says

    The design is a total unfocused mess. How many historical styles can they possible cram into one building? The answer looks to be about 7.

    That is one ugly duckling…

    • corner soul says

      Perhaps, but the street level experience looks to be done at a proper human-scale (unlike virtually every other highrise in LA.)

      I think the big star here is the historic core design guidelines. They’re building an obscene amount of parking, and yet it looks like you won’t really even know it exists as a pedestrian on Spring or 8th.

    • Fix LA Now! says


      The aardvark is a medium-sized, burrowing, nocturnal mammal native to Africa. It is the only living species of the order Tubulidentata, although other prehistoric species and genera of Tubulidentata are known. Unlike New World edentates such as the giant anteater, it has a long pig-like snout, which is used to sniff out food…They spend the daylight hours in dark underground burrows to avoid the heat of the day.

      Scientific name: Orycteropus afer
      Weight: 88 – 143 lb
      Gestation period: 213 days
      Body length: 3.3 – 4.3 ft (Without tail)
      Biological classification: Species
      Belongs to: Orycteropus


      Just because you are used to underground caves and eating ants. Above ground, Los Angeles is not much of a better sight. LA is ‘total unfocused mess’ as you mentioned earlier. A large majority of buildings/streetscapes in this city are built too quickly, cheap, poorly planned and extremely dysfunctional. I am surprised some streets actually have names.
      Therefore, ANY intelligent revitalization can actually do the so called ‘city’ some good.

      Seeing high-quality projects such as this develop in contextual and vibrant streets can actually do you some good if you observe successful evolving ‘urban’ cities. It just requires planners, architects and developers to do their job. It shouldn’t always have to take a pope or a Rick Caruso to transform a city.

      Great job. This is a wonderful design.

      • aardvark says

        Honestly, my underground hole in the ground is better than this thing.

        As a side note, who do you work for?

  2. corwinstephen says

    You know, it’s a total mess, but it’s almost cool that way. Maybe I’m just so happy to see something that doesn’t look like a star wars space ship that I’m ignoring the problems.

    At least the bottom floors match the neighborhood.

    • aardvark says

      And the upper parts will all match something, somewhere. How could it not? Honestly, give me the Death Star over this thing. Architecture should never be so ugly it’s cool, like normcore.

      • Fix LA Now! says

        Can we put you on the Death Star?

        • aardvark says

          Please do, as I would then be able to zap this building out of existence. ‘You may fire when ready’

  3. Mark says

    Cool. Just in time for the next recession. Can’t wait for yet another ground-floor mixed-use ghost town.

  4. Michael Hayes says

    I agree that they’re trying to incorporate too much, but this is far better than everything else coming out downtown. Their concealment of parking and street activation are huge benefits to the area. I just wish they would have reduced it to neoclassic with a subtle modern. The Wythe Hotel in Brooklyn comes to mind….

  5. aardvark says

    Yes, the functional pluses are nice, but does it have to be an architectural history tour to accomplish that? Jesus, I have to squint at it now to not burn my retinas out, think about it in real life.

  6. Boris says

    I agree that the design is scatterbrained, but I do think they got the street relationship right, and for much of the new stuff downtown, that’s an achievement. But the amount of parking is ridiculous.

    • aardvark says

      I guess that’s the sad part – we never get the full package. There’s almost always something screwed up with the buildings were getting. Between epic block-sized stucco boxes, crazy colors and attachments (AVA, I’m looking at you), extreme amounts of parking and this architectural 7-layer cake it’s like developers can’t just build a decent building.

  7. Love the building wall along 8th and Spring. This alone will bring lots of activity to that dead block. As far as the design goes, I kind of like it.

  8. Alex says

    I like it. The bottom concrete portion matches very well with the historical nature of the buildings in the historic core. And also like how they modernized it from there on up. I also really like the 8th St. side as well.

  9. Sebastian says

    I imagine this part of downtown turning into a shopping district for top of the line stores, the next rodeo drive. They should build a triangle size building right in between spring and main.

  10. I like the eclectic features on the facade and feel it will be a welcome addition to the neighborhood!

  11. Does this mean the Chapman Bldg will tear down that sad/ugly cement cross criss structure of a parking lot on Broadway that this bldg will allow Chapman parking??

  12. The part of the building facinf Spring has SIX totally different facade designs. Can anyone really think this
    is a well designed building?

  13. Brandon says

    I usually do not criticize my bothers and sisters in the Architectural field, but this building is a hot mess. It is an unsuccessful collage of different architecture applied to a frame. There is no other way to say it than I see pieces of Terroni, 8th & Hope, 8th & Grand and even the Hyatt Regency in Century City all smashed together in a poorly thought out (and likely executed) composition. It is an unfortunate miscue for this important corner.

  14. julietrevino says

    Good job on the street level experience, but a senseless job on the overall design. Choose one architectural style, not five. There’s simply no coherency, or beauty.

    It’s convoluted in a way as if they’re trying to appeal to tourists at CityWalk or Hollywood/Highland, rather that real people who work and live in the city. It inundates pedestrians with shallow and unrelenting visual stimulation. When people call LA ugly, it’s usually due to these Times Square approach to architecture. Like we’re constantly living in Disneyland.

  15. Halley says

    Most people call LA ugly or consider it well below a first-class level not because too much of it is “Times Square” or gimmicky, but because too much of it is dilapidated, worn-out and scroungy, a place reflecting much of the cheapness of years ago, particularly the tawdry years a bit before, during and after World War II, up to the early 1960s.

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