KBA is pleased to represent the Ritz Milner Hotel, 813-815 S. Flower, downtown Los Angeles. KBA performed entitlement due diligence, assisted in project conceptualization and, is charged with managing the project’s entitlement application process, navigating and other City departmental review. KBA is helping the owners lay the groundwork to modernize hotel operations, while positioning the project to avoid project opposition. On a separate track, the longtime downtown hotel, built in 1923, is being primed for its apparently first, badly needed rehabilitation
The San Vicente Inn, 845 S. San Vicente Blvd., West Hollywood, proves the maxim that small hotel entitlements engender every bit as much work as large ones. The respected developer of the Sunset Tower Hotel undertook the project as a labor of love. The Inn previously had a notorious reputation for unsavory patron behavior. KBA was involved from inception in helping the client assess and plan a $20 million rehabilitation and expansion of the historic Inn into a luxury resort. The central challenge was that the underlying R 4 zoning did not allow the needed hotel uses.
The Viceroy Hotel, 1819 Ocean Avenue, Santa Monica, a 125 unit luxury boutique hotel, approved for hotel and CUP use, needed a series of major new land use requests. Unfortunately, the CUP requests caught the attention of a nearby homeowner equally determined to defeat the new request and substantially scale back existing rights. Kate Bartolo led the effort for The Kor Group. The solution was early, meaningful engagement with the neighbor, followed by targeted operational reforms.
The Hollywood Roosevelt Hotel owners wanted to fund a hotel facelift from an existing revenue stream. They sought KBA help to obtain off-site sign revenue by entitling a crumbling historic neon sign for digital display signage. Given that the sign is historic, it should have been easy. Instead, it became entangled in the then City Attorney’s larger crusade to cease off-site signage citywide. The Hollywood new sign moratorium was still in effect. The City Attorney then also ruled that digital display was a disallowed use, even for an existing sign in the Hollywood Sign District.
The Avalon Hotel, 9400 W. Olympic Blvd, Beverly Hills is an example of a project that became a victim of its own success. That which made it a fabled luxury boutique hotel was drawing fire from both the City and neighbors. The commercial reuse had unfinished permitting and the restaurant a noisy overflow crowd. By the time the hotel entitlements were re-worked and operational reforms effected, the City’s Planning Commission, in a stunning reversal, approved the new entitlements for hotel and CUP alcohol use.