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The Real Deal Los Angeles

Here are the latest under 50-unit resi projects proposed in LA

Many of the projects make use of density bonuses through city's TOC program
By Dennis Lynch |
Research by Haru Coryne
December 27, 2018 05:00PM

(Credit: Google Maps and iStock)

Los Angeles developers put in plenty of work before the holiday break this year, filing for number of projects around the city, big and small.

Many of the projects filed for under 50 units in recent weeks were boosted with density bonuses and other bonuses through the city’s Transit Oriented Communities program, which provides them for building affordable units near transit. Use of the program for small-lot developments has become common in the city since it was put into effect in fall 2017.

1. 9033-9043 S. Ramsgate Avenue | Westchester | 45 units
This seven-story project would replace a series of single-family homes in Westchester, near Los Angeles International Airport. WMNS Communities, a successor entity to Neil Shekhter’s NMS Properties, is behind the project. It’s the firm’s third filing in Westchester this year and part of a larger play there. In November, the firm filed for a 34-unit project on Reading Avenue, and in August filed for a 30-unit project a block north on Ramsgate Avenue. The firm paid $1.5 million for the property.

2. 4100 W. Melrose Avenue | East Hollywood | 34 units
This five-story building would replace low-rise commercial buildings at the corner of Madison Avenue. The developer is an LLC and the owner is an individual named Alexander P. Rosenkrans, who bought the property in early 2017 for $1.9 million. Five of the units would be set aside for “very low income” renters. The developer requests incentives include a density bonus through the TOC program.

3. 13716 W. Victory Boulevard | Valley Glen | 32 units
A Calabasas-based entity filed this project for a corner lot in Valley Glen, west of Van Nuys. The developer plans to set aside four units for “very low income” renters and requests some density bonuses. The developer also wants to include 1,000 square feet of commercial space. Parking would be underground.

4. 916 N. Alvarado Street | Echo Park | 27 units
The second TOC project on our list is four stories and would replace two single-family homes. The developer is Schon Tepler Group, based out of Hollywood. The firm requests density bonuses and a height increase for the project. Schon Tepler is also planning a 42-unit project at 2812 W. Temple Street in Westlake.

5. 2233-2250 N. Cazador Drive | Glassell Park |19 units
This project is planned atop a hill in Glassell Park and would replace a number of single-family homes and create a 10-lot subdivision. The developer is Beverly Hills-based Greentek Investments, which purchased the properties in April for $2.3 million.

6. 11668 W. Darlington Avenue | Brentwood | 17 units
This 17-unit TOC project would replace a small apartment building in Brentwood. In exchange for setting aside two units for “extremely low income” renters, the developer seeks a height increase and a reduction in the minimum space needed for the side yard. The developer is an LLC based in West L.A.

7. 11151 N. Gordon Street | Hollywood | 14 units
A duplex would be demolished to build this 14-unit TOC project with two units set aside for “very low income” renters. The developer is a Beverly Hills-based entity and NMDA Inc. architects, according to city records.

8. 11837 W. Hart Street | North Hollywood | 12 units
A Hollywood developer looks to replace a single-family home in North Hollywood with this TOC project that includes 2 “very low income” units.