Around the Corner

2025 Year-End & Moving Forward

This week, we are taking a look back at the key planning, permitting, and development trends that shaped 2025.

After 114 editions, we are pausing the Around the Corner newsletter as we shift focus to new offerings. We’re grateful to everyone who has followed along, shared feedback, and engaged with our updates over the past two years.

Thank you for being part of the ATC community. We hope to be back in your inbox soon!

Feel free to contact Natanael von Euler directly with any questions at natanael@atcresearch.co

The 2025 Year-End Summary

Rebuilding LA After the Fires

Gov. Newsom and Mayor Bass moved quickly to cut red tape for fire victims.

Mayor Bass's Executive Order 1 streamlined rebuilding by allowing homes to be reconstructed up to 110% of their original size, exempting projects from CEQA and Coastal Commission review, and letting residents use modular homes or RVs on their properties during reconstruction.

Gov. Newsom followed with an executive order that fast-tracks the rebuilding of homes and schools affected by the disaster by suspending local permitting laws and building codes, at the request of local officials.

Transit-Oriented Development at the State Level

California legislator approved SB 79: Mandatory Upzoning Near Transit 🚊🏠, mandating upzoning within ½ mile of major transit stations in California's largest metros and ¼ mile in smaller cities. This override of local zoning puts the state's housing goals front and center.

CEQA Reforms Arrive

Gov. Newsom signed AB 130 and SB 131, exempting most infill residential developments from CEQA and carving out new exemptions for farmworker housing, childcare centers, food pantries, health clinics, wildfire mitigation, and climate adaptation projects. AB 306 added a building standards moratorium through 2031, giving developers certainty on residential requirements.

RSO Changes in LA

LA City Council approved the first major overhaul of the Rent Stabilization Ordinance in nearly 40 years, capping annual rent increases at 1%–4% (tied to 90% of CPI) for RSO units—a significant tightening from previous limits.

The ULA Debate

A UCLA Study found that Measure ULA (LA's "mansion tax") reduced new housing production by roughly 1,910 units per year—an 18% drop. The findings reignited conversations about the unintended consequences of well-intentioned policies.

Additional Updates

• The head of LA’s Homeless Services Authority resigned just days after LA County voted to redirect $350 million in funding away from the agency

• The City of West Hollywood launched a major update to its zoning regulations aimed at increasing housing supply, boosting affordability, and improving equitable access. A draft plan is expected between July 2025 and January 2026

• The DOJ formed a task force to investigate "fraud, waste, abuse, and corruption" involving the use of funds to combat homelessness in Southern California

• Apple Music to open a three-story studio in Culver City this summer that will have a 4,000 sf soundstage for live performances and fan events

Projects

• 700 South Flower St (The Bloc), CPC-2021-9958-TDR-SPR-HCA: Approved DA and construction of a 53-story residential tower with 466 dwelling units. The Project Site is currently developed with The Bloc, a mixed-use development comprised of a 26-story hotel and a 33-story office building on the northern portion of the site, and a nine-story podium building containing commercial uses, six levels of above-ground parking, and two levels of subterranean parking on the southern portion of the site. The Project proposes the development of a residential tower with up to 466 units, enclosure of the existing rooftop parking level, and the addition of two above-ground parking levels above the existing nine-story podium building. Project and existing uses would total 1,894,988 sf of floor area, resulting in a FAR of 10.2:1.

The Bloc

• 8945 Helms Pl, CPC-2024-3020-DB-VHCA: Construction of a five-story, 61-feet-seven-inch-tall residential apartment building with 78 dwelling units (including 11 VLI and one ELI unit). The Project will be approximately 48,432 sf in floor area, with a FAR of 3.52:1. The site is currently improved with three one-story single-family dwellings, which will be demolished.

Helms Place

• 9860 South Sepulveda Blvd, APCW-2025-3846-SPPE-CLQ: Construction of a new pedestrian bridge, two elevator access structures and stairways, and associated support structures spanning at LAX and across South Sepulveda Boulevard on the north side of the intersection with West Century Blvd.

• 5950 Hollywood Blvd, ZA-2022-6687-CUB-DB-SPR-HCA-1A: Denied appeal and approved mixed-use development comprised of 350 residential units (i44 VLI ), 136,000 sf of office, 18,004 sf of retail, and 4,038 sf of restaurant. The proposed uses would be within three primary buildings (Buildings A, B, and C), and 11 low-rise structures dispersed throughout the Project Site. One of the low-rise structures would be a 4,038 sf, two-story restaurant, and the remaining 10 structures would include 38 residential townhomes, ranging from two to four stories in height. Upon completion, the Project would result in a total floor area of 501,185 sf on a 3.7-acre site.

• 2250–2270 W. Pico Blvd, 1309–1315 S. Arapahoe St, CPC-2018-3544-GPA-VZC-HD-CU-SPR: General Plan Amendment that includes

  • Changes land use designation in the South Los Angeles Community Plan from Commercial Manufacturing and Low Medium II Residential to Neighborhood Commercial.

The Week Ahead

Jan 7 | West LA Area Planning Commission

• 237 E Montreal St, APCW-2022-3943-SPE-CDP-MEL-HCA: The construction of a new four-story, 2,452 sf SFD with an attached two-car garage, attached 742 ADU, basement, patio, courtyard, roof deck, retaining walls, on-grade stairs, and elevated driveway

Jan 8 | LA City Planning Commission

• Citywide, CPC-2025-6189-CA: The proposed 2028 Olympic and Paralympic Planning and Zoning Exemption Ordinance (Proposed Ordinance) would amend Chapter I and Chapter 1A of the LAMC. The proposed Ordinance would add a new Subdivision 40 to Subsection 12.22 A of Article 2 of Chapter I and a new Division 1.7 to Article 1 of Chapter 1A to exempt certain 2028 Olympic and Paralympic Games related projects from planning and zoning requirements of the Zoning Code in preparation for the Games.

Jan 8 | South Valley Area Planning Commission

• 17660 West Ventura Blvd, ZA-2017-4754-CU-SPPA-SPP-PA2-1A: Plan approval to review condition compliance of a previously-approved 1,999 sf fast-food restaurant with an ancillary drive-through with outdoor seating and hours of operation from 5:00 a.m. to 12:00 a.m., Monday through Saturday, and drive-through hours open to the public during the hours of 6:00 a.m. to 10:00 p.m., Monday through Saturday

Around the Corner

Happy New Year! 🥂

As we kick off 2026, we’ll be wrapping up the year with a full end-of-year rundown next week.

As I head into a new chapter professionally, next week will be one of the final editions of the newsletter published through ATC. I’ve decided to continue the newsletter independently on Substack so I can keep sharing consistent, grounded updates without interruption. If you’ve found these weekly notes useful, I’d love for you to come with me!

👉 Subscribe

The Week Ahead

LA City Council and Other City Meetings in Recess for the Holidays

Week in Review

Highlighted Applications

City of LA 

• 5416 Thornburn St, PAR-2025-7115-AHRF: Proposed 4-story, 23-unit apartment building, over basement garage, per CHIP, LAMC 12.22 A.37. Using base and on-menu incentives, assigning 4 units to very low-income

• 2958 Valle Vista Dr, DIR-2025-7112-CDO: Cypress Park & Glassell Park Community Design Overlay for a 768 sf attached addition and a 270 sf attached carport

• 5950 Hollywood Blvd, VTT-83987-VHCA-2A: Second appeal from CREED LA of approvals of Vesting Tentative Tract Map after certified EIR for the
  merger and re-subdivision of an approximately 3.7-acre site into one ground lot and nine airspace lots; and a Haul Route for the export of up to 252,000 cubic yards of soil. The previous appeal by CREED was denied.

5950 Hollywood Second Floor

• 5926 York Blvd, ZA-2025-7060-CUB: Sale & dispense of full line alcohol for on-site consumption with 2,503 sf restaurant with 76 interior, 1,245 sf patio with 60 on rear private property, & 165.75 sf front sidewalk w/18 seats

• 13760 Fenton Ave, AA-2025-7047-PM-HCA: Subdivision to turn 1 existing lot into 4 RE11-1 lots

• 21815 Sherman Way, DIR-2025-7039-CDO: Change of use from retail to restaurant, TI, facade upgrades, Al Fresco dining area, wall & pole signage on existing pole sign, demo of existing 1-story detached storage building for new construction of 2-story storage building, and new loading space w/perimeter fence

• 16863 W Sunset Blvd, ADM-2025-7053-CCB: 2025 wildfire eligible project for new detached 1-story accessory dwelling unit per ca 66323(a)(2) NFPA 13r

Highlighted Completions

City of LA

• 13355 Ventura Blvd, ADM-2025-6670-RBPA: Authorized administrative clearance under the restaurant beverage program to allow the sale and dispensing of alcoholic beverages for on-site consumption in conjunction with a restaurant, Malama Pono Restaurant

• 7022 S Vista Del Mar, APCW-2023-4039-SPE-CDP-ZAD-ZAA-MEL-HCA: Approved new construction of primary and secondary SFD on undeveloped lot (new 2-story SFD with attached garage over basement per SB9 two-unit development)

• 266 Mabery Rd, DIR-2023-3193-CDP-MEL-HCA: Terminated coastal development permit and Mello Act compliance for the demo of an SFD for the construction of an SFD with an accessory dwelling unit, swimming pool, grading, and retaining wall

• 2330 Cloy Ave, DIR-2024-5027-CDP: Approved addition of 420 sf to an existing 1-story SFD with major interior remodel and new roof within the Venice coastal zone specific plan

• 2412 Frey Ave, DIR-2025-2925-CDP-MEL-HCA: Approved demo of an existing SFD & construction of new 2-story SFD in the single permit jurisdiction

• 3107 Beverly Blvd, ADM-2025-6418-RBPA: Authorized administrative clearance under the restaurant beverage program to allow the sale and dispensing of alcoholic beverages for on-site consumption in conjunction with a restaurant. Includes converting a former day care center to a parking lot

3107 Beverly Blvd / Dillon St. Parking Lot

• 5119 Eagle Rock Blvd, DIR-2025-3215-SPPC-DRB: Approved with conditions, change of use from the existing retail to day care in a 1,183 sf tenant space with a new bathroom inside and play area at the rear

Around the Corner

Happy Holidays to Everyone!

As the year winds down, deal activity across Southern California is still making headlines.

• Pimco, Witkoff firm in default on $400M loan tied to Santa Monica apartments

• Brookfield is marketing for sale FIGat7th, a 330,000 sf DTLA retail center anchored by Nordstrom Rack, Sephora, Target, and Zara, carrying a $59 million loan from MetLife due in 2026

• Waterton acquires 395-unit Motif Residential Community in Woodland Hills, CA

The Week Ahead

LA City Council and Other Meetings in Recess for the Holidays

Week in Review

Highlighted Applications

City of LA 

• 4276 Van Nuys Blvd, VTT-84941-SL-SH-HCA: SB 684 development for 8 lots for a total of 8 small lots and an ADU in the RD1.5 zone

Van Nuys Blvd

• 18362 Ventura Blvd, DIR-2025-6986-SPPC-WDI: Change of use from two auto repair garages to two outpatient medical office uses with addition and tenant improvement

• 855 N Orlando Ave, VTT-85033-SH-VHCA: Starter Home Revitalization Act (SB 1123) development for 6 lots for a total of 6 small lot homes and 6 ADU's located in the R1-1 Zone

• 3701 N Alta Mesa Pl, ZA-2025-6962-CU1-HCA: Construction of new 2-story SFD with attached 3-car garage over basement and swimming pool, decks, and open trellis

• 7811 S Western Ave, EAR-2025-6948-DB: Construction and maintenance of a 100% affordable housing project, ahip for 2 on-menu and one off-menu incentives

• 4505 Prospect Ave, EAR-2025-6917-TOIA-HCA: Mixed Income Incentive Program (MIIP) Transit Oriented Incentive Area 2 project. Proposed bldg is 36 feet high, approx 9051 sf of floor area, 15 D.U., & 4 parking stalls in the SNAP and RD1.5-1XL Zone

MIIP project at Prospect Ave

• 7951 Beverly Blvd, EAR-2025-6924-DB-VHCA: The construction of a new mixed-use building containing 135 residential dwelling units and approximately 5,826 square feet of ground-floor commercial uses

Beverly Blvd

Highlighted Completions

City of LA

• 1453 W Court St, DIR-2025-4013-SPPC: Approved with Conditions change of Use from Adult Day-Care to Business Training and Skill Development Center

• 5909 N Variel Ave, DIR-2025-5809-AH-SPPC-VHCA-RED1: Approved with Conditions 100% affordable RED1 project, and Warner Center SP review compliance for a new 316 unit multi family building

• 9938 Clybourn Ave, DIR-2025-5286-SPPC: Approved with conditions the construction of an existing 12-unit apartment building into 12 condominiums with 12 covered parking spaces in two detached garages

• 3000 Beach Ave, DIR-2025-5967-MEL: Approved with conditions to remodel the existing single-family dwelling and convert the existing attached garage into a junior ADU according to GCS 66323(a)(1) and 66333.

• 2027 Colby Ave, VTT-84837-CN-VHCA: Approved with conditions the demolition of existing structures for the construction of 40 detached, 3-story SFD units including 2 units set-aside for VLI households

• 1223 Vine St, CPC-2020-1830-GPA-VZC-HD-MCUP-SPR: Terminated general plan amendment, vesting zone change, height district change, conditional use permit, master conditional use permit, waiver of dedications and improvements, site plan review

Around the Corner

• Last Tuesday, LA City Council passed an ordinance to streamline affordable housing: The Affordable Housing Streamlining Ordinance codifies Mayor Karen Bass’s Executive Directive 1 into city law, promising accelerated approvals for 100% affordable housing projects. The ordinance requires city approval within 60 days—though the data shows that these deadlines are often missed in practice.

• California Board of Forestry and Fire Protection won’t meet year-end deadline to finish regulations to protect homes from wildfires: Officials will wait until March 2026 to continue work on regulations to require ember-resistant zones, called Zone Zero. This means that mandates affecting roughly 2 million homes may not take effect until 2029 or later.

The Week Ahead

LA City Council Sessions are in Recess

Dec 15 | Santa Monica Architectural Review Board

• 2244 23^rd St, 25ARB-0244: Review a modification to the required additional minimum stepbacks for upper stories for a second-story addition to an existing one-story single-unit dwelling located within the Single-Unit Residential (R1) Zoning District, pursuant to Santa Monica Municipal Code Section 9.07.030(A)(2)(b)(i)(3). Report.

• 1527 19^th St, 22ARB-0170: Review of the design for first- and second-story additions to an existing single-story residence, resulting in a two-story, 3,543 sf structure at the front of the parcel, located in the R2 (Low Density Residential) Zoning District. Report.

• 817 16th St, 25ARB-0241: Review of the design for a four-story, 50-foot-tall, 14,587 sf condominium development consisting of 8 units (6 market rate units; 2 affordable units), with one level of subterranean parking located in the R2 (Low Density Residential) Zoning District. Report.

817 16th St

• 1752 Cloverfield Blvd, 25ARB-0232: Review of the design for the construction of a 3-story, 45’ tall, approximately 56,719 square feet (above grade) self-storage facility with four levels of subterranean self-storage floor area consisting of approximately 173,194 sf located in the IC (Industrial Conservation) Zoning District. Report.

   

Dec 16 | Pasadena Design Commission

Special Meeting

• 490 N. Lake Ave, DHP2025-00205: Demolish existing structures to construct a new seven-story mixed-use building with 149 residential dwelling units (24 affordable units), commercial space, and at-grade parking. Preliminary Consultation. Report.

Lake Ave Rendering

• 2180 E. Foothill Blvd, DHP2025-00163: Construction of a new two-story, 26,000 sf transit operations and maintenance facility for transit buses. Concept Design Review. Report.

Foothill Blvd. Rendering

Dec 17 | West LA Area Planning Commission

• 318, 320, 322, & 324 East Sunset Ave, ZA-2024-3173-CUB-1A: Appeal of ZAD decision to deny, pursuant to Section 12.24 W.1 of the Los Angeles Municipal Code, a Conditional Use Permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with an existing 4,648 sf bakery, 405 sf retail space, and a 901 sf restaurant

Week in Review

Highlighted Applications

City of LA 

• 1280 Piedra Morada Dr, ADM-2025-6867-BIO-CCB: Fire rebuild within 110% of prior fire building per e01 to build a new 2-story single-family residence with detached ADU to replace existing detached structure before fire, and grading and drainage

• 1531 Sawtelle Blvd, CPC-2023-5657-DB-VHCA-M1: Demo existing 2,500 sf retail building and construction of a new multifamily dwelling building with nine dwelling units, within one very low income unit on a 7,029 sf lot in the [Q]C2-1 zone

• 9915 N Pine Ridge Lane, VTT-85020-SL: 6 new small vacant lots on an existing vacant lot per SB 1123

• 1703 S Burlington Ave, ADM-2025-6859-ADUH: Pursuant to AB 2299 and SB 1069 in the Pico-Union HPOZ Preservation Plan for alterations to architectural features

• 537 S Coronado St, EAR-2025-6832-AH-PHP-HCA: New 7-story, 42 residential dwellings 100% affordable

• 17323 Ventura Blvd, APCSV-2025-6834-ZC-SPPC: Zone change from (Q)C4-1VL-to C4-1VL in conjunction with a proposed medical office use, which is not permitted per the existing Q conditions per ordinance no. 157466

Highlighted Completions

City of LA

• 963 S Wilton Pl, DIR-2025-3247-CCMP-HCA: Approved with Conditions, new construction of three new duplexes (3-story each) + 1 attached ADU

• 10401 Sunland Blvd, DIR-2025-3512-SPPC: Approved with conditions demo of existing restaurant for construction of two new commercial buildings (11,059 sf retail and restaurant space)

• 503 S Catalina St, VTT-84758-CC: Approved with conditions the construction of an existing 12-unit apartment building into 12 condominiums with 12 covered parking spaces in two detached garages

• 4620 Hollywood Blvd, DIR-2024-8110-TOC-SPPC-HCA: Approved with conditions the new construction of 6 story 28 residential unit apartment building

Around the Corner

A busy post-holiday week in LA city planning.

Two key actions stand out over the last week:

• LA City Council launched SB 79 implementation (Dec 4).
Council voted to begin mapping where SB 79’s new height and density allowances will apply across the city, allocating funds to kick off the technical work.

• LA County Regional Planning advanced the Housing Ordinances Update (Dec 3).
The Commission unanimously recommended approval of sweeping updates to Titles 21 and 22 to align County zoning with recent state housing laws, expand allowable housing types, remove barriers to development, and simplify code language.

The Week Ahead

Dec 9 | LA Planning and Land Use Mgmt Committee

• 1420 Coil Ave, CPC-2022-6859-GPA-HD-ZAD-WDI-1A: A Zoning Administrator Determination to allow Transitional Height of 65 feet within a distance of 100 to 199 ft from the R1 zone, in lieu of the Transitional Height of 61 feet otherwise allowed; for the improvement and expansion of an existing one-story, 42-foot tall, 221,496 sf cold storage facility, resulting in a two-story, 65-foot tall, 267,960 sf facility, with a total 0.36:1 FAR

• Motion (Raman - Blumenfield) relative to directing the Department of City Planning to report in 60 days with a list of existing permanent  and temporary Tentative (T), Qualified (Q), and Development Limitation (D) classifications in the City of Los Angeles, complete with an analysis of what they regulate and an estimate of how much they reduce development capacity from the base zoning, expressed in FAR, housing units, commercial square footage. Motion.

• 1451 Hi Point St, TT-84566-CC-2A: Report from the Central Los Angeles Area Planning Commission (CLAAPC); and an Appeal filed by Ilan Douek from the determination in denying the appeal and sustaining the Deputy Advisory Agency’s Determination and approving the TT Map composed of one ground lot for the proposed condominium conversion of an existing eight-unit residential apartment structure to an eight-unit residential condominium structure on an existing 8,838.6 sf lot

• Motion (Lee - Padilla) relative to instructing the Department of Building and Safety and the Department of City Planning, with assistance from the Los Angeles Fire Department, the Los Angeles World Airports, and the City Attorney, to report back within 90 days on the steps necessary to allow or expand private access to existing helicopter pads across the City of Los Angeles. Motion.

• 1611 S Hope St, CPC-2018-3336-SN-TDR-CUB-SPR-MSC-1A:

  • 1) Approving a Conditional Use Permit, pursuant to LAMC Sections 12.24 W.1 and 12.24 S, for the sale and dispensing of a full line of alcoholic beverages for on-site consumption within the proposed hotel; and a 20 percent reduction in the required amount of vehicle parking;

  • 2) Approving a Site Plan Review, pursuant to LAMC Section 16.05, for the construction of a proposed development project which will create an increase of more than 50 dwelling units or guest rooms; and

  • 3) Approving a Director’s Determination, pursuant to LAMC Section 12.21 G, to allow for up to a 10 percent reduction in the total required residential open space; for the proposed the demolition of 89,510 sf of commercial uses within four buildings for the construction of a two-tower, mixed-use development consisting of 250 residential dwelling units, 300 hotel guest rooms, and 13,120 sf of ground floor retail uses, for a total of 452,630 floor area

Dec 9 | Pasadena Design Commission

• 264 E. Bellevue Dr, DHP2025-00297: Demolition of a one-story single-family residence and a detached garage and new construction of a four-story, 18,858 sf, 14-unit multi-family residential building with 21 subterranean parking spaces. Report.

Bellevue Dr Rendering

• 1364 E. Green St, DHP2025-00258: Construction of a new 4-story, 93,539 sf research and development building with office and laboratory spaces including 260 parking spaces located at-grade and within a three-level subterranean parking garage. Report.

Green St Rendering

Dec 10 | East LA Planning Commission

• 2800 Hyperion Ave, ZA-2025-2496-CUB-1A: The sale and dispensing of beer and wine for on-site and off-site consumption in conjunction with a 1,219 sf restaurant with 22 indoor seats and a 204 sf outdoor patio area with 12 outdoor seats with limited live entertainment including acoustic jazz music.

Dec 11 | LA City Planning Commission

• CPC-2025-5011-ZC-HD: Update on The Century Glen Project Area. Los Angeles City Planning is proposing to update the zoning within these single-family neighborhoods from R1-1-O to R1V2-O. The update in zoning to the R1V2 zone will convey most of the same development standards and use allowances as the R1-1 zone. Depending upon the size of a lot, the R1V2 zone may allow slightly more residential floor area than the current R1-1 (on average 200 square feet more). This effort does not propose any specific development.

• 2930 S Sepulveda Blvd, CPC-2024-5548-DB-PR-HCA: Construction of a 71-foot high, six story, 77-unit residential development including 12 units set aside for VLI Households, and two subterranean parking levels including 84 parking spaces. The Project includes a total Floor Area of 74,282 sf with a 2.99:1 FAR. There are no existing trees on site, and two existing street trees to remain. The Project includes the demolition of an existing office building and a haul route for the export of 9,771 cy of soil.

• 200 N Main St, CPC-2025-5392-CA: The proposed Zoning Review Transfer Ordinance (Proposed Ordinance) is a Citywide Code Amendment that will effectuate the transfer of certain zoning plan check responsibilities to the Department of City Planning from the Department of Building and Safety (LADBS). The Proposed Ordinance will: 1. Add a new ministerial “Zoning Plan Check” process to Chapter 1A of the Los Angeles Municipal Code (LAMC) to transfer this authority to City Planning along with related existing LADBS modification authorities; 2. Amend other provisions in Chapters I (Original Zoning Code) and 1A (New Zoning Code) of the LAMC to reflect this transfer of existing authorities; 3. Remove certain redundant document distributions to LADBS; and 4. Make other related workflow clarifications, technical corrections, and edits to address errors and reflect current practices.

• CPC-2025-2884-CA: The proposed Oil and Gas Drilling Ordinance per (Oil Ordinance), consistent with Assembly Bill (AB) 3233, would prohibit new oil and gas drilling citywide; declare all existing oil and gas activities a nonconforming use in all zones; mandate the cessation of all nonconforming oil and gas operations within a 20-year period; disallow the maintenance, expansion, re-drilling, deepening, or intensification of existing extraction activities and wells in all zones (except for specific, limited Well Servicing); and create a separate zoning review process to permit these activities only to prevent, respond to, or cease credible threats to public health, safety or the environment.

Dec 11 | South Valley Planning Commission

• 4230 N Saltillo St, ZA-2023-1206-ZAD-DRB-SPP-MSP-HCA-1A: Appeal of construction of a new two-story 1,899 sf single family dwelling with a four-car garage, basement, two retaining walls, and pool. The Project is located in the Girard Tract Specific Plan and is in the Inner Corridor of the Mulholland Specific Plan, subject to the Baseline Hillside Ordinance. The Project Site is downslope and Visible from the Mulholland Drive right-of-way. The Project proposes 726 cy of cut, zero cubic yards of fill, 726 cy of export, and zero cubic yards of import grading. The Project proposes the removal of two Oak trees and one street tree.

Week in Review

Highlighted Applications

City of LA 

• 1687 Clear View Dr, ZA-2025-6734-ADJ: To permit a reduced lot area of 730.78 sf in lieu of the otherwise required 15,000 sf in the RE15 zone

• 8950 Lurline Ave, ZA-2025-6705-ZV: Adult Day Health Care / Community Based Adult Services

• 516 N Stanley Ave, DIR-2025-6625-ADJ: Addition to garage in conjunction with proposed ADU on second floor

• 1025 S Burnside Ave, ADM-2025-6621-ADUH: Pursuant with LAMC 12.22, conforming work in the miracle mile HPOZ for garage to ADU conversion with addition

Santa Monica

• 2012 19Th St, 25ENT-0263: Administrative approval/architectural review board application for housing projects for a new 3-unit condominium

• 2800 28Th St, 25ENT-0261: SB 330 preliminary application for a new mixed-use housing project involving 375 residential units including 44 deed restricted affordable residences and 53,904 sf of retail/commercial space, and on-site parking. the existing 112,000 sf of commercial office building and surface parking will be demolished

Highlighted Completions

City of LA

• 2053 Wollam St, DIR-2025-4518-SPPC: Approved with Conditions a 459 sf first floor addition to an existing one-story single family dwelling for a total floor area of 1,771 sf

• 22109 Ventura Blvd, DIR-2023-7309-SPP: Terminated Change of use from car sales to parking lot

• 6111 Mulholland Hwy, DIR-2024-6288-DRB-SPPC: Approved with conditions Addition to 1,054 sf to existing 1,995 sf 1-story SFD and replace existing retaining wall

• 330 N La Cienega Blvd, ZA-2011-3304-CUB-PA2: Approved with conditions proposed off-site and on-site sale of a full line of alcohol in a retail establishment located in the C2-1VL zone

• 1200 S Cabrillo Ave, CPC-2022-9268-DB-HCA: Approved construction of a new 45 apartment units

• 1408 W 35Th St, CPC-2023-3395-DB-HCA: Withdrawn demolition of existing uses and the construction, use, and maintenance of a new 4-story, 12-unit apartment building (2 units reserved for VLI) and 1 attached ADU

Around the Corner

November was an important month for housing legislation:

• LA City Council approved the first major overhaul of the Rent Stabilization Ordinance in nearly 40 years, setting a new 1%–4% rent cap (90% of CPI). City Council is moving this week to allow small landlords (≤10 units) an additional 1% increase

• Gov. Newsom signed SB 79, taking effect July 1, 2026. LA City Council is already preparing its response — including exploring upzoning options to delay implementation and developing a TOD alternative plan supported by new mapping and modeling tools

Personal update: While I’m still producing this newsletter, my role at ATC is now limited. I’m excited for what’s next and open to connecting on future opportunities! Feel free to send me an email.

Nov in Review 

City of LA Applications:

• Executive Directive 1 (ED1) and RED1: 1 ADM/DIR (+13 Pre-Application Review or PAR or Expanded Administrative Review (EAR) RED1 projects)

  • ED1 application volumes are starting to decrease

    • 5749 S Western Ave, ADM-2025-6408-RDP-RED1: factory built permanent homeless shelter

    • 800 W Imperial Hwy, EAR-2025-6355-AH-HCA-RED1: Demolition of an existing duplex and a construction of 4-story, 20-unit, 100 % affordable housing multifamily residential building

• Transit-Oriented Communities (TOC): 2 DIR, 3 PAR

• Appeals: 6

Highlighted Applications

City of LA

• 1132 Hyperion Ave, AA-2025-6287-PM-SL-HCA: Parcel Map for the subdivision of one (1) lot into four (4) small lots with the construction of four (4) new units

• 2727 S Vermont Ave, ADM-2025-6276-CLR: New 3-story 32 units mixed-use apartment to include 3 3-story type iiia apartment with parking/retail at the ground floor

• 930 Georgia St, CPC-2025-6110-CU3-SPPC-PAB-HCA: Construction of a 49-story, 631 ft in height mixed-use tower with 364 DUs, 334 hotel rooms, and entertainment uses

• 152 N Benton Way, EAR-2025-6466-OC-VHCA: New school building located in the existing St. John the Baptist De La Salle School Campus

• 9619 N Hillhaven Ave, DIR-2025-6480-SPPC: A new 500 sf. addition to existing SFD, new gabled roof to replace flat roof, enclosure of existing carport, retaining wall extension, and new refuse enclosure

• 1880 N Heather Ct, ENV-2025-6450-EAF: Haul route for 5,893 CY for export in a BOE special grading area

• 7715 Crenshaw Blvd, EAR-2025-6389-TOIA-VHCA: Construction of a new 118,324 sf (3.86 FAR), Six-Story, 7'-1" Mixed-Use Apartment Building with 162 Dwelling Units & ADU (17 ELI) and 109 Parking Spaces

City of Pasadena

• 38 E Penn St, DHP2025-00395: Demolition of existing single family residence structure, approximately 1,456 sf, and replacement with an approximately 5,100 sf multi-story supportive housing facility

Week Ahead

Dec 2 | LA City Council

• SB 79 Response: Instruct the citywide framework for the initiation and development of a local TOD alternative plan (Alt Plan), consistent with Approach D described in the DCP report dated November 13, 2025 and to prioritize adoption of local Alt Plans following both SB 79's effectuation on July 1, 2026 and a delayed effectuation ordinance. Report.

  • Initiate and procure software and technical support needed for mapping and modeling analysis required to evaluate how potential implementation options meet criteria for delayed effectuation or a local TOD alternative plan

• Motion (LEE - RODRIGUEZ) to amend the Housing and Homelessness Committee Report dated November 5, 2025 regarding the economic study findings and drafting an amendment to the Los Angeles Municipal Code (LAMC) of the Rent Stabilization Ordinance (RSO) and related matters. Motion.

  • Establish that qualifying "small property landlords" can raise the rent by an additional 1%.  A small property landlord shall be defined as one who owns no more than 10 rental units.

• 6464 North Canoga Ave, CPC-2023-8233-DB-SPP-VHCA: Find that after consideration of the whole of the administrative record, the Project is within the scope of the Warner Center 2035 Program pursuant to CEQA Guidelines Sections. APPROVE, pursuant to LAMC Chapter 1 Section 12.22 A.25(g), a Density Bonus/Affordable Housing Incentive Program Compliance Review for a mixed-use Project totaling 276 dwelling units over ground floor commercial uses, reserving 21 units or seven percent of the total number for VLI Households

• REQUEST the City Attorney to prepare and present revised draft ordinances to put into place the operation of the Affordable Housing Streamlining Program

  • Affordability Criteria. The affordable rents must either all be set to be affordable to Lower Income households with rents or housing costs that are affordable to Lower Income households, or at least 20 percent of all restricted affordable units in the project shall be set per California Health and Safety Code Section 50053, and affordable rents for the remaining units shall be set an amount consistent with the maximum rent levels for Lower Income households as determined by the California Tax Credit Allocation Committee.

• Los Angeles Municipal Code (LAMC) to waive fees imposed in connection with permits to repair or rebuild buildings or structures damaged or destroyed by the January 2025 Wildfires; and feasibility of waiving plan check and permit fees associated with reconstruction of private property damaged in the January 2025 Wildfires.

  • Fiscal Impact Statement: The CAO reports that should the City waive plan check and permit fees related to the repairs and rebuilding of structures that were damaged or destroyed during the January 2025 Wildfires, based on the current daft ordinance, the General Fund impact could be as high as $278.35 million

  
   

Dec 2 | Central LA Planning Commission

• 6405 West Flagmoor Pl, ZA-2024-429-ZAD-DRB-SPP-HCA-1A: The Applicant is requesting that the matter be continued to a date certain of January 13, 2026. Construction, use, and maintenance of a new 2,791 sf two-story single-family dwelling with a basement and detached garage on an approximately 6,613 sf lot. The single-family dwelling has a proposed overall height of 44 feet and six inches and a proposed residential floor area of 1,647 sf

• 612 and 618 South Spring St, ZA-1995-830-CUB-PA5-1A: Appeal of Plan Approval to allow the continued sale and dispensing of a full line of alcoholic beverages for on-site consumption, in conjunction with an existing nightclub, with no term limit. No change is proposed to the previously approved hours of operation, which were from 8:00 a.m. to 3:00 a.m., with up to 104 events per year where the location is permitted to close at 6:00 a.m. The Project will not expand square footage or change the mode and character of the establishment

Dec 4 | North Valley LA Planning Commission

• 9119 North De Soto Ave, APCNV-2024-493-ZC-CU2: Construction, use, and maintenance of a 7,276 sf express car wash to be operated from 7:00 a.m. to 9:00 p.m. daily. The Project includes a drive-through car wash tunnel, 32 vacuum stations, a pay station, four bicycle parking stalls, landscaping, signage, including relocation of a pole sign, and a trash enclosure. The Project includes the excavation of approximately 300 cubic yards of soil

Around the Corner

Slow holiday week in LA 🦃

Outside of California, New York City Council unanimously passed the OneLIC Neighborhood Plan, rezoning ~54 blocks in Long Island City, Queens. The plan is projected to create around 14,700 new homes, of which ~4,350 would be permanently affordable through Mandatory Inclusionary Housing.

The Week Ahead

Cancellation of LA and Santa Monica sessions for Thanksgiving Week

Nov 25 | Pasadena Design Commission

• 555 N. Mentor Ave, DHP2024-00154: Construction of a three-story, 42-unit multi-family residential building with one level of subterranean parking and removal of 18 protected trees on a vacant property. Staff Recommendation: 1. Find that the application for Concept Design Review is exempt from environmental review pursuant to the guidelines of the CEQA; Administrative Code, Title 14, Chapter 3 §15332, Class 32, Infill Development Projects, and that there are no features that distinguish this project from others in the exempt class; therefore there are no unusual circumstances and, 2. Approve the application for Concept Design Review subject to conditions to be further reviewed by the Design Commission during Final Design Review. Report.

Mentor Ave. Rendering

• 861 E. Walnut St, DHP2024-00349: Construction of a new, six-story 83,105 sf residential care facility with 50 assisted living units, 30 memory care units, and subterranean parking. Staff Recommendation: 1. Find that the application for Concept Design Review was subject to environmental review in the Categorical Exemption adopted by the Hearing Officer for a previously approved application for Conditional Use Permit #7112 for the same project on November 20, 2024 and that there are no changes to the project, changed circumstances, or new information that would require additional review. 2. Approve the application for Final Design Review subject to conditions, to be approved by staff prior to issuance of a building permit. Report.

Week in Review

Highlighted Applications

City of LA 

• 4868 N Canoga Ave, CPC-2025-6505-DB-DRB-SPPC-PR-VHCA: Mixed income housing development project with 398 total dwelling units (24% VLI), on an approximately 19.86-acre Site, with approximately 564,195 sf of total floor area, consisting of three multi- family structures containing 223 apartment units, and 175 single-family detached condominium units

• 825 Jacon Way, ADM-2025-6492-CCB: 2025 Wildfire Rebuild Project - New 2-Story Single-Family Home with Attached Garage

• 16600 Pequeno Pl, ADM-2025-6493-CCB: 2025 wildfire pacific palisades - new 2 story sfd with attached 2 car garage and attached ADU

• 152 N Benton Way, EAR-2025-6466-OC-VHCA: New school building located in the existing St. John the Baptist De La Salle School Campus

• 9619 N Hillhaven Ave, DIR-2025-6480-SPPC: A new 500 sf. addition to existing SFD, new gabled roof to replace flat roof, enclosure of existing carport, retaining wall extension, and new refuse enclosure

• 1880 N Heather Ct, ENV-2025-6450-EAF: Haul route for 5,893 CY for export in a BOE special grading area

• 7715 Crenshaw Blvd, EAR-2025-6389-TOIA-VHCA: Construction of a new 118,324 sf (3.86 FAR), Six-Story, 7'-1" Mixed-Use Apartment Building with 162 Dwelling Units & ADU (17 ELI) and 109 Parking Spaces

Pasadena

• 38 E Penn St, DHP2025-00395: Demolition of existing single family residence structure, approximately 1,456 sf, and replacement with an approximately 5,100 sf multi-story supportive housing facility

Highlighted Completions

City of LA

• 11712 Riverside Dr, DIR-2024-4696-SPPC-HCA: Approved with Conditions the demolition of 2 existing SFDs and the construction of a 10 unit apartment building, maintaining existing commercial space

• 6873 W Woody Tr, ZA-2023-8119-ZAD-DRB-SPP-MSP-HCA: Approved with conditions 406 sf addition to existing home, new 500 sf garage, 796 sf ADU, new deck, and grading

• 10955 W Ratner St, DIR-2024-2818-TOC-CDO-HCA: Approved demo of the existing parking lot for the construction of a 42-unit, 48'-1" tall, multi-family bldg w/ 41338 sf of RFA and 42 parking spaces located in the Sun Valley CDO and [Q]R3-1VL-CDO-CUGU Zone

• 2037 W Jefferson Blvd, DIR-2025-3370-CCMP: Approved with conditions construction of an approximately 11,324 sf, three-story commercial building on an existing vacant lot

• 1200 S Cabrillo Ave, ZA-2023-918-ZV: Approved request to allow zero on-site parking in lieu of the required 11 parking spaces in conjunction with a temporary trailer

Around the Corner

🗞️ Last week, LA City Council approved the first major overhaul of the Rent Stabilization Ordinance in nearly 40 years — tightening annual rent hikes for RSO units to a new 1%–4% cap tied to 90% of CPI. Here’s what changed.

The Week Ahead

Nov 17 | LA Planning and Land Use Mgmt Committee

Special Meeting

• Motion (Park - McOsker) instructing the Department of City Planning, with the assistance of the City Attorney, and in consultation with the California Coastal Commission, to prepare and present an Ordinance to amend ·Chapter 1A, Section 13B.9.1 (Coastal Development Permit) of the LAMC, to allow for ministerial review of applications for Accessory Dwelling Units within the Coastal Zone.

• Motion (Hutt, Soto-Martinez - McOsker) instructing the DBS of City Planning to report back within 60 days with options for a self-certification program to streamline permitting for outdoor dining and other improvements suitable for expedited review as it relates to outdoor dining.

• Department of City Planning report and recommendations relative to an analysis of the key provisions and impacts of Senate Bill (SB) 79 (Weiner), including local options for implementation, and resources needed by the DCP to effectuate the bill’s requirements.

• 23416 S President Ave, DIR-2024-7352-BSA-1A: (Option 1) Consideration of Veto and Remand. OR (Option 2) Consideration of the Determination and Findings of the LACPC, dated October 30, 2025, relative to the appeal filed by Concerned Residents of Green Meadows West - Harbor City, denying the appeal in part and sustaining the determination by the Zoning Administrator, on behalf of the Director of Planning, that a City-issued CUP is not required for a new recreational vehicle park as a Public Benefit Project; granting the appeal in part and finding that the DBS erred in preparing to issue Supplemental Building Permit because compliance with Performance Standard Nos. 3, 4 and 5, pursuant under LAMC was prematurely cleared; and recommending that DBS not issue a use of land building permit for a new recreational vehicle park as a Public Benefit Project until all of the required performance standards under LAMC have been satisfied or a CUP has been approved and that any project plans submitted

• 6464 Canoga Ave, CPC-2023-8233-DB-SPP-VHCA: 1) Determine that the Project falls within the Warner Center 2035 Program Environmental Impact Report (EIR) scope, requiring no major revisions or additional EIRs, per CEQA Guidelines. 2) Approve a Density Bonus/Affordable Housing Incentive for a mixed-use Project with 276 units, including 21 for Very-Low Income Households, and grant the following: a) An Off-Menu Incentive for a residential floor level at 74 feet, b) Waivers for reduced Non-Residential Floor Area, c) Increased front setback, d) No landscape buffer along the eastern perimeter, and e) No tree planting requirement along the eastern perimeter. 3) Approve a Project Permit Compliance Review. 4) Adopt Conditions of Approval. 5) Adopt Findings for demolishing a 65,903 sf office building and constructing a 272,844 sf mixed-use development with 276 units, 21 for VLI Households, 264,252 sf Residential Floor Area, 8,592 sf Non-Residential Floor Area, 31,247 sf open space, 406 parking spaces, and 168 bicycle spaces.

Nov 17 | Ad Hoc Committee for LA Recovery

• City Administrative Officer report relative to Bureau of Engineering funding for the AECOM contract to provide as-needed project management, engineering support and other expert consulting services in response to the 2025 January Wind and Fire Storm event.

• Motion (Park – Harris-Dawson) relative to requesting the City Attorney to provide a report on the feasibility of implementing Mayor Bass' October 9, 2025 request to Council relative to granting the Director of Finance of the Office of Finance increased delegated authority to promulgate rules that grant a one-time Measure ULA tax exemption to owners of all residential properties in the Pacific Palisades that were destroyed in the Palisades Fire; and related matters.

Nov 17 | Santa Monica Architectural Review Board

• 1320 Pico Boulevard (25ARB-0210): Multi-Family Residential: Review the design, colors, materials, and landscape for the construction of an eight-story, 78’-10” tall, 134,869 square foot residential housing project consisting of 147 units (123 market rate units; 24 affordable units), above 2.5 levels of subterranean parking in the Neighborhood Conservation (NC) Zoning District. Staff Report

• Review and discussion of the Architectural Review Board’s FY 2024-2025 Boards & Commissions Report for Submittal to the City Council Pursuant to Resolution Number 11510 (CCS) Which Establishes Policies for City Boards, Commissions, and Committees. Draft Architectural Review Board Annual Report 2024-2025

Nov 19 | West LA Planning Commission

• 9860 South Sepulveda Blvd, APCW-2025-3846-SPPE-CLQ: Construction of a new pedestrian bridge, two elevator access structures and stairways, and associated support structures spanning at LAX and across South Sepulveda Boulevard on the north side of the intersection with West Century Blvd.

Hyatt / LAX Pedestrian Bridge

• 324 East Sunset Ave, ZA-2024-3173-CUB-1A: Review of appeal of Class 2 CUP for the on-site consumption of a full-line of alcoholic beverages in an existing 4,648 sf bakery, retail, restaurant and bar with outdoor dining. If the Planning Commission elects to grant the appeal and to overturn the Zoning Administrator’s determination, the Commission may also consider a Categorical Exemption from CEQA pursuant to CEQA Guidelines, and may make a determination that there is no substantial evidence demonstrating that an exception to a categorical exemption applies.
  

Week in Review

Highlighted Applications

City of LA 

• 2415 Abbot Kinney Blvd, DIR-2025-6361-MEL-HCA: Mello Act review to convert existing attached garage to Accessory Dwelling Unit

• 3306 N Bonnie Hill Dr, DIR-2025-6318-DRB-SPPC-HCA: New single-family dwelling with pool, pool house with bathroom, and retaining walls

• 10201 Foothill Blvd, DIR-2025-6313-SPPC: Addition and renovation of two existing single-family homes located in the San Gabriel/Verdugo Mountains Scenic Preservation Specific Plan and the RA-1-K Zone

• 1132 Hyperion Ave, AA-2025-6287-PM-SL-HCA: Parcel Map for the subdivision of one (1) lot into four (4) small lots with the construction of four (4) new units

• 2727 S Vermont Ave, ADM-2025-6276-CLR: New 3-story 32 units mixed-use apartment to include 3 3-story type iiia apartment with parking/retail at the ground floor

Highlighted Completions

City of LA

• 23139 Collins St, ZA-2023-2926-ZAA-HCA: Approved with Conditions a parcel map to subdivide one RA-1 lot into two lots with no proposed construction

• 3012 E 2nd St, ZA-2025-3302-CU2: Change of use to (N) Child Care Facility for 125 children, from newborn to 5 years old

• 25900 S Frampton Ave, 1290 W Pacific Coast Highway: CPC-2021-9522-DB-VCU-CU-SPR-HCA: Demo of the existing structures for the construction of a mixed-use building including 1,500 sf of commercial space and 354 dwelling units with a max height of 80 ft in the [q]C2-1VL & [q] CM-1VL zones.

• 15829 W Valley Vista Blvd, AA-2024-4438-PM-HCA: A parcel map subdivision to permit the division of land from 1 lot into 2 single-family parcels (a & b)

Around the Corner

This week in housing news 🗞️:

• Public land up for grabs: The failure of two pre-pandemic proposals for mixed-use developments will mean that two marquee sites controlled by CRA/LA will be declared surplus land (Angels Landing & Bethune Library sites)

• California’s strategies for the unsheltered reveal coordination issues: recent review of how California’s homelessness/unsheltered approaches are being implemented shows gaps in communication, timing, and collaboration between state and local agencies

The Week Ahead

LA Planning and Land Use Management (PLUM) and City Council cancelled on Nov. 11 for Veterans’ Day

Nov 12 | East LA Planning Commission

• 3218 North Amethyst St, ZA-2023-4162-ZAD-HCA-1A: Appeal of construction, use, and maintenance of a new 25-foot five-inch, 1,607-sf single-family dwelling, including an attached one-car garage, a detached carport, and a 92-sf covered patio on a vacant 4,164-sf lot (4,098-sf net). There are no protected trees on site or trees in the adjacent public right-of-way; one non-protected tree on site will be removed. The proposed Project is one of five abutting single-family dwellings being concurrently developed by the Applicant. ENV-2023-4108-CE analyzes all five single-family dwellings as one project under CEQA.

Nov 12 | LA City Council

• 20012 Chase St, APCNV-2022-8497-VZC: Vesting Zone Change from the RA-1 (Residential Suburban Zone) to (T)(Q)RD4-1 (Restricted Density Multiple Dwelling Zone) across the entire property; in conjunction with a five-unit Small Lot subdivision for the demolition of an existing single-family residence for the construction of five, two-story, single-family dwellings with attached two-car garages, the single-family dwellings are proposed to be 2,028 sf each with a maximum height of 26-feet 10-inches, the development includes three shared guest parking spaces

Nov 13 | South Valley Planning Commission

• 13530 Moorpark St, TT-84517-CC-1A: Appeal of a Tentative Tract Map proposing the condominium conversion of an existing six-unit residential apartment structure to a six-unit residential condominium structure with eight off-street parking spaces on an existing 7,754 sf lot. The Project does not propose demolition, additions or new construction.

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 211 N Van Ness Ave, ADM-2025-6203-ADUH: Pursuant to AB 2299 and SB 1069 in the Windsor Square HPOZ Preservation Plan for the addition of fenestration doors, and floor area to accessory structures

• 643 Indiana Ave, DIR-2025-6195-CDP-MEL: Single Family Home Garage conversion to bedroom and patio conversion to ADU

• 5015 S Normandie Ave, ZA-2025-5923-CUB: Proposed new ADU of total 820 SF (attic conversion & 65 sf addition from existing unit #5017)

• 1339 Avenida De Cortez, ADM-2025-6192-CEX: Interior remodel, new exterior doors & windows. No new square footage added

• 6537 Bellingham Ave, ADM-2025-5877-WVR: SB 9 Two Unit Development

• 333 Culver Blvd, ADM-2025-5965-RBPA: Administrative clearance under the restaurant beverage program (RBP) to allow the sale and dispensing of alcoholic beverages for on-site consumption in conjunction with a restaurant

• 6410 Platt Ave, ZA-2025-6183-CU1: Class 1 CUP for shared parking at an existing multiple tenant shopping center with 161 automobile parking spaces

• 930 Georgia St, CPC-2025-6110-CU3-SPPC-PAB-HCA: Construction of a 49-story, 631 ft in height mixed-use tower with 364 DUs, 334 hotel rooms, and entertainment uses

Highlighted Completions

City of LA

LA City Planning Weekly Completed Cases Report Empty for this Week. Instead list is based on completion and administrative clearance in ATC data.

• 7528 Bellaire Ave, ENV-2023-7895-MND: MND declaration for construction of 9 townhouse-style apartment units and approximately 227,000 sf of self storage on a vacant lot in the North Hollywood area. Applicant requesting a GPA and ZC

• 439 Talbert St, DIR-2025-562-CDP-MEL-HCA: Approved with Conditions the demo of a 2 car garage with attached storage. new 2 story SFD with 3 car garage, storage, and trellis, per SB 9 two unit development

• 2455 Lanterman Ter, ZA-2024-4074-ADJ: Approved with conditions the construction of a new detached two story ADU, garage and storage room, with 2 covered parking spaces

• 1312 Riviera Ave, DIR-2025-579-CDP-MEL-HCA: Addition of 2 new detached ADUs

Around the Corner

Hope you enjoyed a spooky week — and the Dodgers win 🏆

(even if I’m still a Blue Jays fan)

City Council directed departments to analyze how SB 79’s new housing density near transit stops could reshape zoning, infrastructure, and city services, with a comprehensive report due in early 2026. See more details below.

Meanwhile, Pasadena is selling more than a dozen homes once slated for demolition as part of the defunct 710 Freeway extension project.

Oct in Review 

City of LA Applications:

• Executive Directive 1 (ED1) and RED1: 1 ADM/DIR (+8 Pre-Application Review or PAR or Expanded Administrative Review (EAR) RED1 projects)

  • 2100 Crenshaw Blvd, EAR-2025-5795-AH-RED1: ED1 with 52-Unit 100% Affordable Housing Apartments including 1-Manager's Unit at Market Rate in West Adams - Baldwin Hills - Leimert Park

  • 14550 Delano St, PAR-2025-5607-VHCA-RED1: 207 Shared Housing Units for Residential Care Facility for the Elderly and 1 unit set-aside as Manager's unit

• Other Affordable (under CHIP)

  • 6243 N Halbrent Ave, EAR-2025-5772-AH-PHP-HCA: Construction of a new 42 unit, 5 story 100% affordable residential project utilizing on and off menu incentives (CHIP) pursuant to State Law

• Transit-Oriented Communities (TOC): 3 (2 DIR, 1 PAR)

  • 3000 W Wilshire Blvd, DIR-2022-5844-TOC-SPR-VHCA-M1: Construction of a new mixed-use development containing a total of 166 multifamily residential dwelling units, of which 35 for VLI households

• Appeals: 6

2100 Crenshaw Blvd ED1

Highlighted Applications

City of LA

• 12515 Ventura Blvd, CPC-2025-5697-DB-PR-SPPC-MCUP-VHCA: Pursuant to LAMC 12.22 A.37(d)(3) A density bonus to demolish all commercial buildings and lots, for a new mixed-use, including three 7-story, 84-foot buildings with 814 residential units, and 75,968 sf of commercial uses

• 525 S Virgil Ave, CPC-2025-5714-GPA-ZC-CU2-PR: Proposed demolition of an (e) 52,072 sf office building to develop a (n) 252,876 sf, 7-story self-storage facility over one subterrenean basement

• 10621 Wilkins Ave, DIR-2025-5252-DRB-SPPC-HCA: Proposed demolition of a single-family dwelling and for the construction of 6 multifamily apartment units within the Westwood Community Design Review Board Specific Plan area

• 21155 Califa St, EAR-2025-5809-AH-SPPC-WC-VHCA-RED1: 100% affordable red1 project, and warner center sp review compliance for a new 316 unit multi family building

• 3115 S 9Th Ave, CPC-2025-5697-DB-PR-SPPC-MCUP-VHCA: New 6-story, mixed-use density bonus project with two ground floor commercial units and 26 dwelling units, including 3 units reserved for Very Low Income tenants

• 3000 W Wilshire Blvd, DIR-2022-5844-TOC-SPR-VHCA-M1: Modification of Entitlement to facilitate the construction of a new mixed-use development containing a total of 166 multifamily residential dwelling units (35 VLI)

City of Santa Monica

• 208 Bicknell Ave, 25ENT-0181: Coastal Approval in Concept involving the remodel and addition to an existing 1-story duplex to be converted into a 3-story duplex with a rooftop terrace. The duplex has an address of 208 and 210 Bicknell Ave

Week Ahead

Nov 3 | LA City Council

• Review of PLUM Committee direction for multiple departments to assess how SB 79, which increases housing density near transit stops, will affect zoning, infrastructure, and City services.

  By Dec 1 2025, the Department of City Planning (DCP) must:

  • Define “transit-oriented development stop.”

  • Provide detailed maps showing all areas eligible for SB 79.

  • Outline options for implementation—immediate, delayed, or through a Transit-Oriented Development Alternative Plan (TODAP)—and identify needed staffing and funding.

  The City Administrative Officer (CAO) will report on how to fund this work and begin capacity modeling. By Jan 5 2026, DCP must deliver a comprehensive report detailing:

  • How SB 79 interacts with Density Bonus Law.

  • Impacts on rent-stabilized housing, historic zones, fire and coastal areas, and industrial sites.

  • Allowable density, height, FAR, and parking near each transit stop.

  • Options for areas lacking sidewalks or pedestrian access and coordination with existing Community Plans and the Citywide Housing Incentive Program (CHIP).

  The CAO, DCP, and other departments will also assess citywide infrastructure, utilities, emergency services, and fiscal impacts, including costs, revenue, and job creation tied to SB 79-related development. Within 90 days, DCP must explain how the City will meet RHNA housing targets and Fair Housing obligations under SB 79.

• 2250–2270 W. Pico Blvd, 1309–1315 S. Arapahoe St, CPC-2018-3544-GPA-VZC-HD-CU-SPR: General Plan Amendment that includes

  • Changes land use designation in the South Los Angeles Community Plan from Commercial Manufacturing and Low Medium II Residential to Neighborhood Commercial.

  • Amends Footnote No. 4 on the Community Plan Map to allow Height District No. 2.

  • Vesting Zone and Height District Change:

    • From [Q]C2-1 and RD1.5-1 to (T)C2-2-CPIO (Commercial Zone within a Community Plan Implementation Overlay).

  • Ordinance and Resolution:

    • The City Council adopts an ordinance to formalize the zone and height change and a resolution approving the plan amendment.

Nov 6 | LA City Planning Commission

• CPC-2025-5329-SN: An Amendment to the Convention Center and Arena Sign District for modifications of the signage program and other technical updates.

• 13916 West Polk St, CPC-2022-9268-DB-HCA: Construction, use, and maintenance of a 40-unit Residential Care Facility for the Elderly (RCFE) on a 48,284.1 sf lot with eight units to be rented at low income households and 32 units to be rented at market rate. The Project is proposed for four-stories and 44 feet in height and will have 96,522 sf of floor area and zero automobile parking spaces. As proposed, two non-protected off-site trees will be removed

• 5950 Hollywood Blvd, ZA-2022-6687-CUB-DB-SPR-HCA-1A: The Project proposes a mixed-use development comprised of 350 residential units (including 44 units for VLI households), 136,000 sf of office, 18,004 sf of retail, and 4,038 sf of restaurant. The proposed uses would be within three primary buildings (Buildings A, B, and C), and 11 low-rise structures dispersed throughout the Project Site. Building A would be a 136,000 sf, six-story office and retail building; Building B would be a 289,079 sf, 35-story residential tower; and Building C would be a 23,560 sf, four-story residential building. Buildings A and B and the low-rise structures would front Hollywood Boulevard (Hollywood Lot); and Building C would be located on a single lot fronting Carlton Way (Carlton Lot). One of the low-rise structures would be a 4,038 sf, two-story restaurant and the remaining 10 structures would include 38 residential townhomes, ranging from two to four stories in height. Upon completion, the Project would result in a total floor area of 501,185 sf on a 3.7-acre site.

  • VTT-83987-VHCA-1A: Merger and re-subdivision of an approximately 3.7-acre site into one ground lot and nine airspace lots; and a Haul Route for the export of up to 252,000 cubic yards of soil

• 2656 Magnolia Ave, DIR-2024-7640-BSA-1A: An appeal of the Department of Building and Safety action of issuing a permit for the demolition of a one-story duplex

Around the Corner

This week in LA City Council 🏙️

• SB 79 Impact Report: The Housing Department and LADWP have been instructed to prepare a report within 90 days assessing the local impacts of SB 79, which streamlines approvals for certain affordable housing projects

• Residential Construction Minimum Wage Study: The Chief Legislative Analyst has been directed to commission a study on the potential effects of creating a Residential Construction Minimum Wage (RCMW) for mid-sized projects citywide, including how it could address wage theft

The Week Ahead

Oct 28 | LA Planning and Land Use Mgmt Committee

• The Los Angeles Housing Department, in consultation with the City Attorney and Chief Legislative Analyst, is tasked with preparing a report in 90 days on the impacts of Senate Bill 79. Additionally, the CLA, with assistance from various city departments, will prepare a comprehensive report on the projected impacts of SB79 density on the city's infrastructure and utilities. Motion.

• 11148 Lorne St, APCNV-2019-3202-ZCJ: Draft Ordinance for a Zone Change from R1-1-CUGU to (T)(Q)RD1.5-1-CUGU, under Section 12.32 F of the Los Angeles Municipal Code, to demolish three single-family homes and construct a 17-unit apartment with attached garages on a 26,296.6 sf lot, including market rate and affordable housing, with one unit for ELI and one for VLI households

• 20012 Chase St, APCNV-2022-8497-VZC: Draft Ordinance relative to effectuating a Vesting Zone Change from the RA-1 to (T)(Q)RD4-1, pursuant to Chapter 1A Section 13.B.1.4.I of the LAMC, for the demolition of an existing single-family residence for the construction of five, two story, single-family dwellings with attached two-car garages, the single-family dwellings are proposed to be 2,028 sf each with a maximum height of 26-feet 10-inches, the development includes three shared guest parking spaces

Chase St, 5 Family Dwellings

• 2250 W Pico Blvd, CPC-2018-3544-GPA-VZC-HD-CU-SPR: Amendment to the South Los Angeles Community Plan to change zoning from Commercial Manufacturing and Low Medium II to Neighborhood Commercial, allowing Height District No. 2. A draft Ordinance proposes a Vesting Zone and Height District Change for a new hotel development with two six-story buildings, 125 guest rooms, 77,828 sq ft of floor area, and a 2.99:1 FAR

• Chief Legislative Analyst report and recommendations relative to the Transfer of Floor Area Rights Public Benefit Payment Trust Fund Reprogramming Requests

• 8271 Melrose Ave, CPC-2024-3202-DB-PR-VHCA-1A: Appeal filed by Eva Nathanson from the determination of: 1) approving a Density Bonus/Affordable Housing Incentive Program Determination to permit the construction of a Housing Development Project with the On-Menu Incentive to permit a 20% reduction in the required open space to provide 7,840 sf in lieu of the 9,800 sf, as otherwise required in the C4-1XL Zone; and, 2) approving a Project Review for a development project resulting in a net increase of 50 or more dwelling units; for the construction of a mixed-use building consisting of 90 dwelling units, with 10 VLI units and 15,271 sf of commercial uses, resulting in a total floor area of 110,300 sf, or a FAR of 4.52:1

• Prepare an Interim Control Ordinance to prohibit the establishment or expansion of any retail business that permits the sale or on-site use of tobacco or nicotine products, ‘Tobacco Retailer’ as defined in Los Angeles Municipal Code Section 46.90 (1), and commonly referred to as ‘smoke-shops’, near sensitive uses within the geographical boundaries of Council District 15

Oct 28 | LA City Council

• REQUEST the Los Angeles Homeless Services Authority (LAHSA), in coordination with the Los Angeles Housing Department (LAHD), to report to Council on the outcomes and the cost-effectiveness of The Self-Help and Recovery Exchange (SHARE!) Shared Housing Pilot Program, funded from ULA

• Instructing the Chief Legislative Analyst (CLA) to commission a study on the effects of establishing a Residential Construction Minimum Wage (RCMW) for all mid-size residential construction in the City and to address wage theft. Report.

• CPC-2023-5273-CA: INSTRUCT the DCP and LAHD, in consultation with the City Attorney, to develop and implement guidelines to ensure that Executive Directive 1 projects comply with the principles of Assembly Bill 686.

  • Request the City Attorney to draft an Affordable Housing Streamlining Ordinance for City Council consideration, based on LACPC's November 28, 2023 recommendation and modified by DCP reports from August 18, 2025, and September 25, 2025. Approve Option 4 from the August 18, 2025 DCP report, excluding unit count and adding a Project Labor Agreement requirement for buildings over 85 feet to comply with State law.

Oct 28 | Pasadena Design Commission

• 511 S. Oak Knoll Ave, DHP2024-00077: Removal of three protected trees and construction of a new four-story, 47,360 sf multi-family project with 46 residential units and one level of subterranean parking on a vacant lot. Report.

Oct 29 | LA City Council

• 8271 Melrose Ave, CPC-2024-3202-DB-PR-VHCA-1A: Same case as reviewed in PLUM

Oct 29 | Santa Monica Planning Commission

• Draft Digital Display District Ordinance for the Third Street Promenade and Santa Monica Place: A draft ordinance proposes a new digital display district for the Third Street Promenade and Santa Monica Place, following the Council's June 10, 2025, direction to boost economic recovery. It mandates that new digital displays undergo Development Agreements and sets standards for these displays. Report.

• Review and Discussion of the Planning Commission’s FY 2024-25 Boards & Commissions Report Questionnaire: Including Formulation of the Commission’s FY 2025-26 Workplan, for Submittal to the City Council Pursuant to Resolution Number 11510 (CCS) Which Establishes Policies for City Boards, Commissions, and Committees. Staff Report

• 24ENT-0024 Development Agreement for 395 Santa Monica Place: Big Outdoor Investments has applied to install and operate four 1,000 sf LED digital displays at Santa Monica Place shopping center. The displays will be located at: (a) 4th Street and Colorado Avenue, (b) Broadway and 4th Street, (c) midblock on Broadway facing Third Street Promenade, and (d) Broadway and 2nd Street. They will show paid advertising and community content.Staff Report

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 800 E Edgeware Rd, ADM-2025-5950-CWC: Remove and replace 250 sf of sidewalk to match surrounding sidewalk and remove and replace apron

• 898 Crenshaw Blvd, EAR-2025-5938-DB-HCA: New 100% affordable 4-story Type VA res. building; 37 studio (28 LI, 8 MI, & 1 MGR), no parking, using AHIP (2 on and 3 off-menu incentives)

• 1944 Riverside Dr, ZA-2025-5923-CUB: A CUP to allow the sale of beer and wine only in conjunction with existing theater operating from 12pm to 2am, daily (Elysian Theater)

• 939 Broxton Ave, ADM-2025-5892-OVR: Change of Use and interior TI in Westwood Village SP Overlay

• 6537 Bellingham Ave, ADM-2025-5877-WVR: SB 9 Two Unit Development

• 5637 Berkshire Dr, ADM-2025-5839-ADUH: Pursuant to AB 2299 and SB 1069 in the El Sereno-Berkshire Craftsman HPOZ Preservation Plan for the construction of accessory structures

• 7747 Apperson St, ZA-2025-5896-CU2: Conditional Use to renew existing approval for a Childcare/Nursery School center

Santa Monica

• 1101 Stanford St, 25ENT-0220: SB 330 Preliminary Application for a proposed subdivision utilizing SB 1123 to create 8 new single family detached homes on 8 newly created single family parcels

• 3205 Ocean Park Blvd, 25ENT-0222: Administrative Approval for Housing Project on Site Less than 1 Acre AA/ARB Housing Project, a new 7-story mixed-use building containing 102 residential units and 16 affordable units with approximately 3,869 sf of ground floor commercial space with subterranean parking

Highlighted Completions

City of LA

LA City Planning Weekly Completed Cases Report Empty for this Week. Instead list is based on completion and administrative clearance in ATC data.

• 1619 W 14Th St, ADM-2025-5895-CWC: Approved pursuant to 13B.8.4.E/E.1 of LAMC, Conforming Work on Contributing Elements in the Pico-Union HPOZ, for replacement of fencing in front yard area & and for exterior paint involving change in color

• 1800 S Van Ness Ave, ADM-2025-5941-CPIOC-OVR-ADU: Approved addition and conversion of detached garage to accessory dwelling unit

• 1550 2Nd Ave, ADM-2025-5784-CPIOC-OVR: Approved conversion of 8 unit into a 9 unit + attached ADU. The change of use permit includes a new recreation room

• 5015 S Normandie Ave, ADM-2025-5713-ADU-CPIOC: Approved 755 sf conversion of an attic space & 65 sf addition into a third dwelling unit within an existing three-story duplex building. total new ADU area of 820 sf

Around the Corner

Fresh off the signing of SB 79, which opens the door for higher-density housing near transit, Governor Newsom approved another key bill with major implications for redevelopment. Assembly Bill 1050 (AB 1050) expands the process for removing recorded restrictive covenants—outdated private deed restrictions that often block residential projects. Read more.

OpEd in Washington Post writes: Bureaucracy holds back Los Angeles’s wildfire recovery. 

The Week Ahead

Oct 20 | LA City Council

• 201 West Sotello St, TT-51669-IND-M3-2A: Find, after consideration of the whole of the administrative record, the project was assessed in MND No. 93-0244, adopted on July 11, 1994; and the Cornfield Arroyo Seco Specific Plan (CASP) EIR No. ENV-2009-599-EIR, certified on June 28, 2013, and, pursuant to CEQA Guidelines 15162 and 15164, no major revisions are required to the EIR and no subsequent EIR, Negative Declaration, or Addendum is required for approval of the Project.

  • Adopt the findings of the LACPC as the Findings of Council.

  • Resolve to deny the appeal filed by Kacy Keys, Praxis Development Group (Representative: Dana Sayles, three6ixty), inasmuch as the case has been withdrawn and terminated by the Appellant in a letter dated October 6, 2025

  • Note and file the case inasmuch as it has been withdrawn and terminated by the Applicant.

• 747 - 861 West Redondo Beach Blvd, CPC-2017-1014-CU-ZAA-SPR-1A: Project is the construction, use, and maintenance of a one-story, 53-foot tall, 340,298 sf warehouse / manufacturing / high-cube / warehouse / distribution center, including a 25,000 sf mezzanine and up to 40,000 sf of incidental office uses; the Project also includes a total of 194 automobile surface parking spaces, 36 dock high truck loading positions, and surface parking for up to 71 truck trailers. Recommendations for Council action, subject to approval of the mayor:

  • CERTIFY that:

    1. The Prologis Vermont and Redondo Project EIR has been completed in compliance with CEQA.

    2. The Prologis Vermont and Redondo Project EIR was presented to the decision-making body of the lead agency.

    3. The Prologis Vermont and Redondo Project EIR reflects the independent judgment and analysis of the lead agency.

    4. ADOPT the following:

       1. The related and prepared Prologis Vermont and Redondo Project Environmental Findings.

       2. The Statement of Overriding Considerations.

       3. The Modified Mitigation prepared for the Prologis Vermont and Redondo Project EIR.

    5. ADOPT the FINDINGS of the Los Angeles City Planning Commission (LACPC) as modified by the PLUM Committee on October 14, 2025, as the Findings of Council.

    6. RESOLVE TO DENY the Appeal filed by Friends of the Air, Earth, and Water; Rosalie Preston and THEREBY SUSTAIN the determination of the LACPC in: 1) approving a CUP for a Major Development Project which creates 250,000 sf or more of warehouse floor area; 2) dismissing as not necessary, a CUP for a Commercial Corner Development in the M Zone to allow: a) 24-hour operations, in lieu of the otherwise permitted hours of operation from 7 a.m. to 11 p.m.; and b) the exterior walls and doors of the ground floor fronting adjacent streets to consist of a minimum of 10 percent transparent windows, in lieu of the otherwise required minimum 50 percent; 3) approving, pursuant to LAMC Section 12.28 A, an Adjustment to allow for a maximum building height of 53 feet, in lieu of the otherwise permitted 45 feet in the M2-1VL-O Zone

• Instruct City Planning to initiate and complete all necessary proceedings for an amendment to the HPOZ in the Jefferson Park Neighborhood in Council District 10 to incorporate the geographical area bounded by Seventh Avenue to Edgehill Drive on the south side of Adams Boulevard within 90 days of the adoption of this Motion. Report.

• Requesting report on the cost to maintain City-funded homeless housing interventions, the extent of potential homeless funding reductions faced by the City and its partners, the expiration of any one-time or short-term funding and the potential impacts on housing retention and service provisions.

Oct 23 | South Valley Area Planning Commission

• 17660 West Ventura Blvd, ZA-2017-4754-CU-SPPA-SPP-PA2-1A: Appeal of ZA Determination that determined that there is no exemption for the project from CEQA, that the implemented remedy measures of the White Oak/Ventura Traffic Lane and Signal Changes have not substantially eliminated adverse traffic concerns, a notice of public hearing for revocation of the conditional use to allow a drive-through abutting an RA-1 zoned property be initiated, and , that partial compliance of the drive-through has been attained with corrective conditions set forth in the subject case, and continued imposition of conditions is most necessary in order to reduce land use impacts. Project is plan approval to review condition compliance of a previously-approved 1,999 sf Chick-Fil-A fast-food restaurant with an ancillary drive-through with outdoor seating and hours of operation from 5:00 a.m. to 12:00 a.m., Monday through Saturday

Oct 23 | Pasadena Board of Zoning Appeals

Special Meeting

• 1530 Scenic Dr, Appeal of Hillside Development Permit (HDP) #7134, which was approved by the Hearing Officer at the April 16, 2025 public hearing. The subject site is within the RS-4-HD (Single-Family Residential, 0-4 dwelling units per acre, Hillside Overlay Development District) zoning district.

  • 1) Hillside Development Permit: To allow the construction of a new 4,280 sf, two-story single-family residence, built over an attached 2,685 square-foot six-car garage; and

  • 2) Variance: To allow 37.5 percent paving in the front setback area where a maximum 30 percent is allowed; and

  • 3) Tree Removal Permit: To allow removal of two protected trees: One 11.5” DBH Coast Live Oak tree and one 18.7” DBH Olive tree. Staff Recommendation: 1) Find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15303 (Class 3, New Construction); and 2) Uphold the Hearing Officer’s April 16, 2025 decision and approve the Hillside Development Permit, Variance, and Tree Removal Permits with conditions.
    

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 3115 S 9Th Ave, CPC-2025-5697-DB-PR-SPPC-MCUP-VHCA: New 6-story, mixed-use density bonus project with two ground floor commercial units and 26 dwelling units, including 3 units reserved for Very Low Income tenants

• 10213 S Main St, ADM-2025-5804-CPIOC: Demolish existing garage and rebuild with a new ADU at the same location

• 3000 W Wilshire Blvd, DIR-2022-5844-TOC-SPR-VHCA-M1: Modification of Entitlement to facilitate the construction of a new mixed-use development containing a total of 166 multifamily residential dwelling units (35 VLI)

• 5500 N Canoga Ave, ZA-2025-5790-CUB: A conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with a proposed senior living facility

• 21155 Califa St, EAR-2025-5809-AH-SPPC-WC-VHCA-RED1: 100% affordable red1 project, and warner center sp review compliance for a new 316 unit multi family building

21155 Califa St Rendering

Highlighted Completions

City of LA

• 21700 Septo St, DIR-2024-8258-BSA: Denied conversion of existing unoccupied underfloor space to four new ADUs

• 11156 W Victory Blvd, ZA-2024-6330-ZV: Approved with conditions a zone variance to allow for vehicle storage with 141 parking spaces in the (T)(Q)RD6-1 zone on a 73,991 sf lot

11156 W Victory Blvd Rendering

• 2618 Pacific Ave, DIR-2025-4028-MEL: Approved with conditions a stand-alone Mello Act review for the conversion of a garage to an ADU within the Venice Coastal Zone zoned RD1.5-1-O

• 18700 Ventura Blvd, ZA-2024-7857-CU2-SPPC-ALT: Approved change of use from retail to health club, shared parking agreement, commercial corner hours of operation, alternative design compliance

• 1147 E Palmetto St, CPC-2016-3399-GPA-VZC-HD-MCUP-ZAI-SPR: Terminated development of 310 residential units, 11375 sf of commercial retail space, 11736 sf of production space with 394 on-site parking spaces.

• 2048 N Holly Dr, VTT-84282-SL-HCA: Approved with conditions small lot subdivision to create 5 units in the RD2 zone

• 8325 Foothill Blvd, ZA-2025-923-CUW: Approved with conditions class 2 conditional use wireless consisting of a new WTF, 1 monoeucalyptus, 1 lease area, 2 equipment cabinets, 1 future equipment cabinet, 1 generator, 1 GPS, 12 panel antennas, and 12 RRHs

• 107 W Channel Rd, DIR-2025-851-CDP-MEL-HCA: Approved with conditions a coastal development permit to allow for the conversion of an existing storage room into an ADU

Around the Corner

SB 79 was signed by Gov Newsom on Oct 10 and will come into effect Jan 1, 2026!

Read my take on how it will impact the City of Los Angeles.

Read more takes from Bloomberg, CalMatters, and view LA City Planning’s map of impacted areas.

The Week Ahead

Oct 14 | LA Planning & Land Use Mgmt Committee

• Department of City Planning report and recommendations relative to a Comprehensive Fee update.

• Report from the Department of City Planning relative to a second extension of an Interim Control Ordinance prohibiting warehousing, distribution, and storage uses in the Cornfield Arroyo Seco Specific Plan Area. Report.

• 2250 W Pico Blvd, CPC-2018-3544-GPA-VZC-HD-CU-SPR: Mitigated Negative Declaration, Mitigation Measures, Mitigation Monitoring Program, and related CEQA Findings relative to a Resolution for a General Plan Amendment to the South Los Angeles Community Plan from Commercial Manufacturing and Low Medium II to Neighborhood Commercial, and to amend Footnote No. 4 of the Community Plan Map to allow Height District No. 2; and a draft Ordinance relative to effectuating a Vesting Zone and Height District Change from [Q]C2-1 and RD1.5-1 to C2-2-CPIO; for the construction of a new hotel development comprised of two six-story, 76-foot six-inch tall buildings separated by an alley, the Project will provide a total of 125 guest rooms, 77,828 sf of floor area, and 2.99:1 FAR.

• 200 W Mesnager St, TT-51669-IND-M3-2A: Decision on Appeal filed by Kacy Keys, Praxis Development Group (Representative: Dana Sayles, three6ixty), from the LACPC’s determination to deny the appeal in part; grant the appeal in part and, modify the Advisory Agency’s Determination of Tract Map No. TT-51669-IND-M3 for modification to Condition Nos. 12.a, 12.b, 12.c and S-3 (m) of the recorded final Tract Map No. 51669-IND for Lot Nos. 1,3 and 4, as shown on map stamp-dated November 17, 2023; for the property located at 201 West Sotello Street, subject to Modified Conditions of Approval.

• CPC-2025-2903-GPA: Administrative amendment to the safety element of the general plan to incorporate the most current local hazard mitigation plan (lhmp).

• 747 W Redondo Beach Blvd, CPC-2017-1014-CU-ZAA-SPR-1A: Decision on Appeal filed by Friends of the Air, Earth, and Water; Rosalie Preston from the determination of the LACPC in:

  • 1) approving a Conditional Use Permit for a Major Development Project which creates 250,000 sf or more of warehouse floor area;

  • 2) dismissing as not necessary, pursuant to LAMC Sections 12.24 W.27 and 12.22 A.23, a Conditional Use Permit for a Commercial Corner Development in the M Zone to allow: a) 24-hour operations, in lieu of the otherwise permitted hours of operation from 7 a.m. to 11 p.m.; and b) The exterior walls and doors of the ground floor fronting adjacent streets to consist of a minimum of 10 percent transparent windows, in lieu of the otherwise required minimum 50 percent;

  • 3) approving an Adjustment to allow for a maximum building height of 53 feet, in lieu of the otherwise permitted 45 feet in the M2-1VL-O Zone; and,

  • 4) approving a Site Plan Review for a development which results in an increase of 50,000 gross sf or more of non-residential floor area; for the construction, use, and maintenance of a one-story, 53-foot tall, 340,298 sf warehouse / manufacturing / high-cube / warehouse / distribution center, including a 25,000 sf mezzanine and up to 40,000 sfof incidental office uses, the Project also includes a total of 194 automobile surface parking spaces.

Oct 14 | Central LA Area Planning Commission

• 216 South Alameda St, ZA-2017-2719-CUB-PA1-1A: Appeal on Plan Approval to permit the continued sale of beer and wine for on and off- site consumption in conjunction with an existing 27,705 sf brewery/tavern/event hall/ tasting room (Angel City Brewery) with 384 interior seats and a 3,700 sf patio with 92 outdoor seats. Hours of operation for the brewery/tavern/event hall/ tasting room will continue from 11:00 a.m. to 2:00 a.m., daily.

• 3528 West 8th Street, Units D & E, ZA-2024-7495-CUB-1A: Appeal of proposed sale and dispensing of a full line of alcoholic beverages in conjunction with a new 6,737 sf restaurant and karaoke studio with 20 rooms and 176 indoor seats, with proposed hours of operation from 11:00 a.m. to 4:00 a.m., daily, and alcohol sales from 11:00 a.m. to 2:00 a.m., daily.

Oct 14 | Pasadena Design Commission

• 1756-1776 E. Colorado Blvd, DHP2025-00261: Construction of a new seven-story 109,700 sf mixed-use building consisting of 88 affordable multi-family residential units, two managers’ units, and 2,000 sf of commercial space on the ground floor with 23 at grade parking spaces. Staff Report.

• 80 - 100 N. Lake Ave, DHP2025-00116: Recommended approval for demolition of two existing buildings and construction of a new seven-story, 95,195-sf, mixed-use project consisting of 7,250 sf of ground floor commercial space and 75 residential dwelling units, with two level parking structure and subterranean parking. Staff Report.

Oct 15 | West LA Area Planning Commission

• 835 North Haverford Ave, DIR-2025-213-ADJ-1A: Appeal of construction, use, and maintenance of a new 2,122 sf, 20-foot-three-inch-tall, two-story single family dwelling with an attached one-car garage

• 414 East Carroll Canal, APCW-2023-2315-SPE-SPP-CDP-MEL-HCA: The Project consists of the demolition of an existing one-story, 576 sf single-family dwelling and the after-the-fact demolition of a one-story, 391 sf single-family dwelling, and the construction of a new two-story, 2,195 sf duplex, including a 1,834 sf unit and a 361 sf unit, with a roof deck and a two-car garage, providing five (5) parking spaces on-site.

Oct 15 | Santa Monica Planning Commission

• 527 17^th St, 25ENT-0163: Vesting Tentative Parcel Map to allow an airspace subdivision of a parcel to create a 3-unit residential condominium development in conjunction with the preservation/rehabilitation of a Craftsman-style residence located on the subject property, a designated City Landmark. The proposed map is exempt from the CEQA.

527 17th St Rendering

•  Adoption of Resolution Number 25-013 (PCS), Resolution of Intention declaring the Commission’s intention to consider recommending to the City Council that the Council adopt amendments to the Safety Element of the City’s General Plan. Report.

• Adoption of Resolution Number 25-014 (PCS), Resolution of Intention declaring the Commission’s intention to consider recommending to the City Council that the Council (1) Permanently Adopt Economic Recovery Interim Zoning Ordinance 2825 (CCS) and (2) Amend the Text of Article 9 Zoning and Planning of the Santa Monica Municipal Code to Promote Economic Recovery and Increase Land Use Flexibility in the City’s Downtown and Citywide Areas by Streamlining, Simplifying, and Modifying Land Uses and Limitations, Updating Standards for Specific Uses and Activities, Including Alcohol Permits and Review, Modifying Definitions, Adding Flexibility for Certain Non-Conforming Uses, and Making Other Minor Changes, Corrections, Clarifications, and Clerical Amendments). Staff Report.

• Local Hazard Mitigation Draft Plan Review, Santa Monica Office of Emergency Management (OEM) is updating the city’s Local Hazard Mitigation Plan. This document identifies local disaster hazards, assesses the possibility of these hazards occurring and estimates potential costs, and identifies city actions to mitigate disaster losses. After city adoption, the plan will be reviewed and approved by the California Governor’s Office of Emergency Services (Cal OES) and U.S. Federal Emergency Management Agency (FEMA). Report.

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 12515 Ventura Blvd, CPC-2025-5697-DB-PR-SPPC-MCUP-VHCA: Pursuant to LAMC 12.22 A.37(d)(3) A density bonus to demolish all commercial buildings and lots, for a new mixed-use, including three 7-story, 84-foot buildings with 814 residential units, and 75,968 sf of commercial uses

• 636 N Cross Ave, ENV-2025-5708-CE: Modification for provisions for protected trees for a proposed SFD subject to case #ZA-2017-289-ZAD-SPP.

• 7712 Sepulveda Blvd, ZA-2025-5705-ZV: Proposed spray booth use to (e) auto body repair shop

• 525 S Virgil Ave, CPC-2025-5714-GPA-ZC-CU2-PR: Proposed demolition of an (e) 52,072 sf office building to develop a (n) 252,876 sf, 7-story self-storage facility over one subterrenean basement

• 12746 W Jefferson Blvd, ZA-2025-5682-MPA: A main plan approval for the sale of beer and wine only for on-site consumption in conjunction with a proposed restaurant operating from 7am to 11pm

• 12350 Montague St, TT-84995-CC: Proposed tentative tract map for commercial condo conversion

• 870 N La Fayette Park Pl, AA-2025-5680-PMEX: Lot line adjustment in the R2 zone, parcel 1 to go from 8,764 sf to 9,416 sf and parcel 2 to go from 8,821 sf to 8,169 sf

Santa Monica

• 208 Bicknell Ave, 25ENT-0181:Coastal Approval in Concept involving the remodel and addition to an existing 1-story duplex to be converted into a 3-story duplex with a rooftop terrace. The duplex has an address of 208 and 210 Bicknell Avenue.

Highlighted Completions

City of LA

• 22112 Sherman Way, VTT-84880-HCA-SH: Approved with conditions

  VTT Map SB 684 and SB 1123

• 2620 Jalmia Dr, ZA-2023-3831-ZAD-ZAA-F-DRB-SPP-MSP-HCA: Approved with conditions construction of a new single family dwelling with a basement, attached garage, and accessory uses

• 1903 N Hyperion Ave, ZA-2025-2593-CUB: Approved with conditions CUB to allow the on-site consumption and ancillary off-site sale of beer and wine with a proposed 885 sq ft restaurant having and a patio (Under a separate AlFresco permit request). No entertainment. Hours of operation 7am-2am, daily.

• 1147 E Palmetto St, CPC-2016-3399-GPA-VZC-HD-MCUP-ZAI-SPR: Terminated development of 310 residential units, 11375 sf of commercial retail space, 11736 sf of production space with 394 on-site parking spaces.

• 1290 W Pacific Coast Hwy, AA-2019-5528-MPC: Mobile home park closure impact report

Around the Corner

📉 September saw a slowdown in planning applications

But notable movement from LA’s PLUM Committee, who voted to apply union labor standards only to ED1-expedited affordable housing projects that are eight stories or higher. City planners cautioned that broader requirements could stall many projects moving forward. Read more.

This week, City Council will review an amended motion that exempts Olympic and Paralympic temporary and permanent venues, training facilities, transit infrastructure, and more from the requirements of City Planning approvals and conditions.

SB 79 remains on Gov. Newsom’s desk…

Sept in Review 

City of LA Applications:

• Executive Directive 1 (ED1) and RED1: 5 ADM/DIR (+7 Pre-Application Review or PAR). 3 Expanded Administrative Review (EAR) RED1 projects

  • 3 in Canoga Park-Winnetka-Woodland Hills-West Hills

  • 3 in Southeast LA

  • 2 in Westlake

  • 2 in Hollywood

    • 544 S Pacific Ave, ADM-2025-5319-RDP-RED1: Approved 78 unit, 5 story senior residential building, over 1st floor parking and one level basement parking, 100% affordable senior housing ,100% privately funded

• Transit-Oriented Communities (TOC): 2 (1 DIR, 1 PAR)

  • 214 N Berendo St, DIR-2025-5505-TOC-SPPC-HCA: Construction of a 35-unit, 43,075 sf tall multi-family TOC development utilizing base and additional Tier 4 incentives

• Appeals: 6

• Denied Application: 1

• Wildfire Rebuild Applications

  • 881 Alma Real Dr, PAR-2025-5239-CM: Replace 2 story commercial building destroyed in Palisades fire with 5 story mixed use development. Utilizing State Density Bonus.

Highlighted Applications

City of LA

• 233 N Irving Blvd, ADM-2025-5306-ADUH: Pursuant to AB 2299 and SB 1069 in the Windsor Square HPOZ Preservation Plan for the addition of doors and fenestration to accessory structures

• 13123 Hoyt St, CPC-2025-5267-DB-HCA: Case for new 30 unit housing project in the R1 zone

• 10621 Wilkins Ave, DIR-2025-5252-DRB-SPPC-HCA: Proposed demolition of a single-family dwelling and for the construction of 6 multifamily apartment units within the Westwood Community Design Review Board Specific Plan area

• 5114 Avenida Hacienda, DIR-2025-4759-ADJ: Parcel map to subdivide 38,763.0 sf lot into two new 17,543.65 (Parcel A) and 21,235.64 (Parcel B) sf lots in the RA-1 Zone and an adjustment to permit a substandard lot width on Parcel A

• 2727 W 6Th St, ZA-2025-4962-CU1-CU2-PR: Demolition of commercial office space and construction of self-storage

• 9213 Tobias Ave, PAR-2025-4985-AHRF: New 5-story 64-units (6 VLI) and (5 MI) mixed-use affordable housing project with 5-levels of Type III-A apartments using AHI- Density Bonus 12.22.A.37 Menu of Incentives in Mission Hills - Panorama City - North Hills

City of Santa Monica

• 1514 7Th St, 25ARB-0200: Architecture Review Board for a proposed 23-story multi-family residential building with 104 for sale market-rate units which include 3-levels of above grade parking and two levels of subterranean parking.

• 2012 19Th St, 25ARB-0198: 3 Unit Condo 6475 project total sf, 2 stories (29 ft height), 3 units, 6 parking spaces

• 1723 Cloverfield Blvd, 25ENT-0176: SB 330 application for a new multi-family residential housing project consisting of an eight story with 330 residential units (including 33 affordable units)

• 1399 Olympic Blvd, 25ARB-0189: ARB review for a new 8-story mixed-use building composed of 222 residential units using a 50% Density Bonus and 25 affordable units. Mixed-use building with 9,982 sf of commercial space. Also refer to 25ENT-0178.

Week Ahead

Oct 6 | Santa Monica Architectural Review Board

• 1437 Lincoln Blvd, 25ARB-0135: Review of the design, colors, materials, landscape plans and sign program for the construction of an eight-story, 85-foot tall, 76,896 sf residential housing project consisting of 90 units (80 market rate units; 10 affordable units), above three levels of subterranean parking in the Lincoln Transition East Zoning District of the Downtown Community Plan (DCP-LT). Staff Report.

• 2901 Santa Monica Blvd, 25ARB-0134: Review of the design, colors, materials and landscape plans for the construction of an eight-story, 85-foot tall, 98,189 sf residential housing project consisting of 129 units (116 market rate units; 13 affordable units) above three levels of subterranean parking in the Mixed-Use Boulevard Low (MUBL) Zoning District. Staff Report.

• 1399 Olympic Blvd, 25ARB-0189: Review of the design, colors and materials for the construction of an eight-story, 81-foot tall, 192,381 sf mixed-use housing project consisting of 222 residential units (197 market rate units; 25 affordable units), and 9,982 sf of commercial floor area above two levels of subterranean parking in the Mixed-Use Boulevard Low (MUBL) Zoning District. Staff Report.

Oct 7 | LA City Council

• Continued consideration of Planning and Land Use Management Committee report relative to drafting an ordinance to exempt Olympic and Paralympic temporary and permanent venues, training facilities, security perimeters, broadcast and media centers, transit infrastructure, live sites and fan zones, and associated structures from the requirements of City Planning approvals, zoning regulations, and conditions, including but not limited to Conditional Use Permits and conditions tied to such permits, Site Plan Review requirements, height restrictions, setback requirements, limitations imposed by Specific Plans, and any other planning or zoning regulations that could delay or impede the rapid deployment and or use of essential facilities; and related matters. Staff Report.

  • Instructs LADBS to establish a dedicated unit to manage and expedite all development services related to the 2028 Games Projects and projects related to other major events

Oct 9 | LA City Planning Commission

• 23416 and 23514 South President Ave, DIR-2024-7352-BSA-1A: Appeal from Concerned Residents of Green Meadows West-Harbor City of the April 9, 2025, Associate Zoning Administrator's Determination which: 1. Denied an appeal to the Director of Planning alleging that the LADBS erred and abused its discretion by preparing to issue Supplemental Building Permit No. 24026-10000-00086 for the use of land in conjunction with a new recreational vehicle park as a Public Benefit Project, pursuant to LAMC, Chapter 1, Section 14.00 A.7, compliant with the required performance standards and without requiring a conditional use permit; and 2. Found that the LADBS did not err or abuse its discretion in preparing to issue Supplemental Building Permit for the use of land in conjunction with a new recreational vehicle park, as a Public Benefit Project compliant with the required performance standards and without requiring a conditional use permit. The CPC originally heard this case on June 26, 2025. The Project was remanded back to the CPC, by the City Council, for further review and consideration on August 21, 2025. The CPC shall receive new evidence, re-hear, and re-decide this case.

• 12681 West Jefferson Blvd, CPC-2024-115-GPA-ZC-HD-CU-ZAA-SPR: Construction of an 82,324 sf, 44-foot three-inch, three-story mixed-use building over a basement consisting of retail and self-storage uses. The Project will consist of 3,959 sf of retail use and parking at ground floor and 78,365 sf of self-storage use at the second and third floors and basement level. The Proposed Project will be developed at the vacant portion of a site that is currently developed with an existing 216,584 sf self-storage building that will remain.

• 657 and 659 East Sunset Ave, CPC-2024-5346-DB-CU3-CDP-SPPC-MEL-PHP-HCA: Demolition of two existing duplexes and the construction of a new four-story, 18,773 sf 25-unit apartment building, comprised of 19 market-rate units and six units set aside for Very Low-Income households, and the removal of two street trees, providing 11 vehicular parking spaces on-site.

• 1268 – 1290 West Pacific Coast Highway, CPC-2021-9522-DB-VCU-CU-SPR-HCA: Construction of a new six-story, 80-foot-tall mixed-use residential building comprised of 354 dwelling units (including 42 VLI). The Project will be approximately 406,855 sf in floor area, including 1,500 square feet of commercial, with a FAR of 2.6:1. The Project will provide 560 residential and 15 commercial parking spaces, for a total of 575 parking spaces, in a six-story above-grade parking garage. The Project will include the grading of 53,000 cy and export of 7,000 cubic yards of soil, and removal of 24 non-protected trees. The Project involves the closure of an existing mobile home park containing 88 spaces. All existing structures will be removed for the Proposed Project. The closure was heard at a previous separate hearing conducted by the Deputy Advisory Agency for Related Case No. AA-2019-5528-MPC.

1268 – 1290 West Pacific Coast Highway Rendering

• 400 South Central Ave, CPC-2021-4069-GPAJ-VZCJ-HD-MCUP-SPR-HCA: The Fourth & Central Project would consist of three distinct sites with a total land area of approximately eight acres and demolish the existing surface parking and cold storage facility uses on the West and South Sites, and would adaptively reuse, if feasible, a portion of a six-story cold storage building on the North Site while demolishing the remaining warehouse uses. The Project would include a mix of residential, office, and restaurant/retail uses within ten distinct buildings within the Project Site totaling up to 2,318,534 sf of floor area. The Project would include: 1,589 residential units, including affordable housing units, totaling 1,761,673 sf; 411,113 sf of office uses; and 145,748 sf of restaurant/retail uses. The Project would include 90,113 sf of publicly-accessible open space. The proposed buildings would range in height from two to 30 stories, with a maximum height of 364 feet.

  • 400 South Central Ave, VTT-82974-CN-HCA-1A: Appeal of merger and re-subdivision of the site into four ground lots and 27 airspace lots and for condominium purposes, and a Haul Route for the export of up to 651,000 cubic yards of soil. Approval of the decision to adopt the Fourth and Central Project EIR.

Around the Corner

SB 79 awaits Newsom's signature while LA makes decisions that could reshape affordable housing:

• LA’s ED1 program has achieved 380 approved projects with 29,000+ units. Tomorrow’s PLUM Committee meeting could change ED1 as they discuss labor requirements.

• Last week, Culver City Planning chose the preferred proposal for the former gun shop property at 11029 Washington Boulevard. After reviewing five proposals, the Commission recommended Washington-Palms' plan to City Council: affordable housing plus an art gallery from West Hollywood Community Housing Corp.

The Week Ahead

Sep 30 | LA Planning & Land Use Mgmt Committee

Special Meeting

• Report on proposed Affordable Housing Streamlining Ordinance, recommendations, and project findings in response to the PLUM Committee's instructions dated March 25, 2025, and September 25, 2025, with proposed ordinance modifications, and options relative to incorporating labor standards. Report.

  • Provides four labor framework options:

    • 1 (Most Common): Prevailing wage + apprenticeship/health care for 10+ units; optional skilled workforce requirement at 85 feet

    • 2 (Strictest): All of Framework 1, plus project labor agreements for 40+ units

    • 3 (Flexible): No requirements until 75 units OR 85 feet height

    • 4 (Flexible): Project labor agreements only at 75 units OR 85 feet

  • Report suggests that suggests that height-based thresholds (85 feet) may be better than unit-count thresholds because:

    • High-rise construction requires specialized union expertise for steel, concrete, and complex safety systems

    • Low-rise wood-frame projects typically use smaller, non-union contractors

    • This approach would have the fewest impacts on affordable housing production

    • Aligns with existing state laws (SB 423, AB 130)

    • If a 75-unit threshold were adopted, approximately two-thirds of previously approved ED1 units would have been subject to these requirements.

• Motion (Padilla for Yaroslavsky – Lee) to authorize the necessary permits to allow for the demolition of the single family residence and accessory dwelling unit (ADU) at 9019 Monte Mar Drive, given the presence of black mold within the structures, and to allow for the desired rebuilding of the single family residence with an attached junior ADU, in conformance with all applicable City codes. Motion.

• Proposed citywide Interim Control Ordinance relative to Recreational Vehicle (RV) Parks clarifying regulations around RV Parks and enable safe and nuisance-free development and use of RV Parks. Report & Ordinance.

Oct 1 | LA City Council

• AUTHORIZE the General Services Department to negotiate and execute a no-cost license agreement with Hancock for the rooftop space located at 865 South Figueroa Street, Los Angeles, California 90017 under the terms and conditions substantially outlined in the September 11, 2025 MFC report, attached to the Council file, for the Los Angeles Department (LAPD) Major Crimes Division to operate a security camera system and radio frequency antennas. Report.

• INSTRUCT the Los Angeles Police Department, with the assistance of the City Attorney’s Tobacco Enforcement Operations Unit, to report to Council on methods to pursue legal action against tobacco shops illegally selling cannabis in the City, including collaboration with the California Department of Tax and Fee Administration and any responsible state law enforcement agency. Report.

• 1666 North Vermont Ave, DIR-2019-6738-SPPA-SPP-TOC-SPR-HCA-M1-1A: Adopt the findings and resolve to deny the appeal filed by Lozeau Drury LLP on behalf of SAFER and sustain the LACPC’s determination in approving a Categorical Exemption as the environmental clearance for the demolition of the two commercial structures, a surface parking lot, and a billboard; and the construction, use, and maintenance of a seven-story, 126,770 sft, 139-unit mixed-use building, reserving 16 ELI units

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 1110 Linda Flora Dr, ZA-2025-5444-ZV-HCA: A 45'-10'' max height of an existing permitted SFD with pending CofO and the construction, use and maintenance of a new SB 9 unit within the existing footprint at the lowest level of the building

• 1835 S Sherbourne Dr, DIR-2025-5405-ADJ: Major remodel and addition to an existing SFD

• 17126 W Paseo De Los Lagos, ADM-2025-5352-CATEX: Proposed new 2 story single family dwelling unit and attached ADU in Mt Washington-Glassell Park

• 1812 N Kemper St, DIR-2025-5346-SPPC-HCA: New two story house and ADU

• 12432 Moorpark St, EAR-2025-5446-AH-VHCA: A 100% affordable 5-story 101-unit apartment building

• 923 S Broxton Ave, ZA-2025-5418-SPPC-DRB-CUB: Combination retail and sit-down restaurant /bar facility for Brandy Melville & Chill in Westwood

• 1162 W Exposition Blvd, ADM-2025-5371-CPIOC: New 4-story apartment. 14 units TOC in South LA

• 1642 W 35Th St, ADM-2025-5379-CPIOC: New 3-story duplex with attached ADU and existing unit

Santa Monica

• 2009 18Th St, 25ENT-0194: An Administrative Approval Application (Housing Project) for a proposed two 2-unit duplex (four units total) and one proposed 2-story two unit ADU

• 1922 11Th St, 25ENT-0195: Administrative approval application for a proposed 1-story duplex, one 2-story duplex, and an ADU

• 316 Santa Monica Blvd, 25ARB-0204: New Signs Installation of (1) new illuminated wall sign and (1) new illuminated blade sign for restaurant

Glendale

• 933 Hillcroft Rd, PDR-005201-2025: New 4,083 sf 2-story house with detached garage, new 10x25 pool

• 544 Olmsted Dr, PDR-005779-2025: Demolish house built in 1924, build 2,239 sf two-story house with attached two-car garage, 2nd floor trellis, and rebuild part of driveway

Highlighted Completions

City of LA

• 8675 Appian Way, ZA-2023-7650-ZAD-ZAA-WDI: Approved with conditions the construction of SFD on a lot fronting a Substandard Street with a roadway width that is less than the 20 feet required, waiver of improvements, permit/maintain 26 retaining walls, w/ max. height of 7’-10”

• 211 W Elm Ct,  ZA-2023-1221-MPA: Allow the on-site consumption of a full-line of alcoholic beverages in conjunction with a rest with 18 interior seats

• 7126 W 85Th St, AA-2024-4007-PM-SL-HCA: Approved four unit small lot subdivision, 4-story single family dwellings

• 17559 Devonshire St, VTT-83747-HCA: New tract map for five new two-story single-family homes with attached garages and five detached ADUs with attached garages

• 5016 W Sunset Blvd, DIR-2022-2184-TOC-SPP-VHCA: Approved with conditions a seven-story, 47,470 sf mixed-use building, consisting of 40 dwelling units and 1,526 sf of commercial floor area within Subarea B (Mixed Use Boulevards) of the Vermont/Western Station Neighborhood Area Plan Specific Plan

SunMar Apartments at 5016 Sunset Blvd

Around the Corner

Summer gives way to fall 🍂

As the leaves turn, so does the policy calendar:

• Gov. Newsom must sign or veto SB 79 by October 12, 2025

• LA Housing Department will begin accepting applications for the The Homes for LA NOFA, with seven funding programs and $394 million for the new construction of affordable housing, preservation of affordable housing, and stabilizing existing affordable housing. Includes gap financing for LIHTC projects

• California Department of Housing and Community Development announced the next phase of the MultiFamily Housing program, with over $414 million for development of another 2,099 new homes

• California appeals court gives Huntington Beach 120 days to comply with state housing rules and update its plan for meeting housing state mandates. The court order allows state regulators to impose restrictions on the city’s control over permitting and development until it complies with state laws.

The Week Ahead

LA City Council & PLUM Committee Cancelled

Sep 23 | Pasadena Design Commission

• MASTER STREET TREE PLAN AMENDMENT: Amendment that will allow use of an Alternative Tree Species List under certain conditions and to change the designated street tree on Fairfield Circle from Italian Cypress tree to Noble Laurel tree. Report and Plan.

• 810 N. Marengo Ave, DHP2025-00019: Construction of new 32-unit residential building with subterranean parking. Staff Report.

Marengo Gardens Massing Sketches

Sep 25 | LA City Planning Commission

• 8803 N Darby Ave, CPC-2024-901-DB-VHCA: The proposed project will maintain the existing apartment building and demolish the pool and parking area for the construction of a second four-story apartment building with 16 dwelling units. Five of the total 41 units on site are to be reserved for Very Low Income households. The proposed new building will have 14,669 sf of floor area and will rise to a maximum height of 45 feet. A total of 3,370 sf of open space will be provided across the existing and proposed building. The subject site is currently developed with an existing four-story, 22,823 sf, 25-unit apartment building with a pool and covered parking lot.

• CPC-2025-319-CA: The proposed Short-Term Rental Technical Amendment Ordinance would amend Section 12.03 of Article 2 of Chapter I of LAMC to confirm the City’s longstanding rules governing the use of dwelling units for short-term rental occupancies to protect the use of any Dwelling Unit, Guest Room, or Suite in any Dwelling and Apartment House from illegal short-term rental occupancies. The ordinance responds to the decision in People of the State of California v. Venice Suites, LLC.

Sep 25 | Pasadena Board of Zoning Appeals

• 202 North Euclid Ave, Appeals of Minor Conditional Use Permit (MCUP) #7318: Approved by the Hearing Officer at the June 18, 2025 public hearing. The applicant proposes to establish a Safe Parking use for up to 25 vehicles in conjunction with a religious facility (All Saints Church). The subject site is within the PS (Public and Semi-Public) zoning district. Staff Recommendation: 1) Find that the project is exempt from the CEQA pursuant to Guidelines Section 15301 (Class 1, Existing Facilities); and 2) Uphold the Hearing Officer’s June 18, 2025 decision and approve the Minor Conditional Use Permit, with conditions.

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 233 N Irving Blvd, ADM-2025-5306-ADUH: Pursuant to AB 2299 and SB 1069 in the Windsor Square HPOZ Preservation Plan for the addition of doors and fenestration to accessory structures

• 3726 S Figueroa St, ADM-2025-5299-RDP: 1 Illuminated blade sign

• 590 S Burlingame Ave, CPC-1989-26683-CU-PA2: Proposed demolition of current clubhouse & related facilities to construct a new clubhouse & related facilities

• 16617 Parthenia St, CPC-2013-1151-CU-ZV-ZAA-PA1: Shade structure over a playground for an existing private elementary and pre school

• 9938 Clybourn Ave, DIR-2025-5286-SPPC: Specific Plan project compliance to allow the a 514.5 sf addition of bathroom and closet on the first and second floors addition to the main house.

• 18 Voyage St, DIR-2025-5275-SPPC: Approval for the exterior renovation of an existing condominium unit including the replacement of existing doors and windows.

• 7546 Devista Dr, DIR-2025-5278-SPPC-DRB: Construct new 743 sf & Detached 271 sf patio, new swimming pool and spa

• 13123 Hoyt St, CPC-2025-5267-DB-HCA: Case for new 30 unit housing project in the R1 zone

• 10621 Wilkins Ave, DIR-2025-5252-DRB-SPPC-HCA: Proposed demolition of a single-family dwelling and for the construction of 6 multifamily apartment units within the Westwood Community Design Review Board Specific Plan area

Santa Monica

• 1514 7Th St, 25ARB-0200: Architecture Review Board for a proposed 23-story multi-family residential building with 104 for sale market-rate units which include 3-levels of above grade parking and two levels of subterranean parking.

• 2012 19Th St, 25ARB-0198: 3 Unit Condo 6475 project total sf, 2 stories (29 ft height), 3 units, 6 parking spaces

Highlighted Completions

City of LA

• 20829 W Ventura Blvd, DIR-2025-3778-SPPC: Approved with conditions proposed two sets of illuminated channel letter wall signs

• 10290 Seabury Ln, ENV-2024-3599-EAF: Terminated Class 1 CUP for the demolition of an existing SFD and build a new 6,141 sf 2 -story SFD

• 5707 W Jefferson Blvd, ZA-2025-2988-MPA: Approved with conditions MPA to allow the on-site sale and dispensing of beer and wine in conjunction with a restaurant with 64 indoor seats and 24 outdoor seats

• 825 S Hampton Dr, CPC-2024-2450-DB-CDP-SPPC-CUB-VHCA-MEL: Approved with conditions demo of existing commercial buildings a new 4-story DB, mixed-use, 36,716 sf building with 36 units (4 VLI), 3,416 sf retail/cafe, with 3 levels subterranean parking with 60 parking spaces in the Venice Specific Plan

• 8431 N Hillcroft Dr, ZA-2024-5755-CU1: Approved with conditions MPA to allow the on-site sale and dispensing of beer and wine in conjunction with a restaurant with 64 indoor seats and 24 outdoor seats

• 5617 Virginia Ave, DIR-2025-3867-TOC-VHCA: Terminated new 5 story, 17 unit multifamily dwelling with at grade parking

• 1469 N Bronson Ave, DIR-2025-4859-WDI: Approved with conditions waiver of dedication and improvement for relief from a required four (4) ft highway dedication for Raising Canes

1469 N Bronson Ave

Around the Corner

California legislator approves SB 79: Mandatory Upzoning Near Transit 🚊🏠

SB 79 overrides local zoning within a ½ mile of train, light rail, and subway stations in the state’s most populous metro areas and ¼ mile for smaller cities. Only large counties qualify: LA, San Diego, Orange, Santa Clara, Alameda, Sacramento, San Francisco and San Mateo. Near major transit stops, projects can rise up to seven stories, with requirements for union labor and at least 7% affordable units.

What’s the difference:

• Mandated vs. optional: Requires minimum density/height allowances even if local governments resist. Must allow developments by-right if they meet qualifications.

• Statewide uniformity: Instead of a patchwork of local TOD rules, sets common baseline across large counties.

• Local governments have the option to tailor SB 79’s effects through a TOD alternative plan, as long as they still meet the min. overall density increases

The Week Ahead

Sep 15 | Santa Monica Architectural Review Board

• 1907-1933 Wilshire Blvd, 24ARB-0199: Review of the design, colors, materials, and landscape plans for the construction of an eight-story, 85’ tall, 240,203 sf of residential and mixed-use housing development project consisting of 260 residential units including 26 affordable units, and 11,621 sf of commercial tenant space above three subterranean levels of parking located in the Mixed-Use Boulevard (MUB) zoning district. Staff Report. Submission Materials.

Sep 16 | LA City Council

• 700 S Flower St, 700 W 7Th St, CPC-2024-8052-DA: Recommendation to adopt the findings of LACPC and approve a DA for 20 years for X. The developer shall fund a total contribution of $1.3 million to be used for 7th Street Streetscape Project. Agenda Item. Staff Report.

• Request that Department of Water and Power (DWP) report to Council within 60 days on:

  • Existing approval, permitting, plan check, and inspection processes administered by the DWP for new developments.

  • Average and range of processing timelines, staffing levels, and coordination protocols for housing and small business utility work.

  • The DWP’s use of technology in development processes, including digital submittals and application tracking, and ways to use these tools for greater transparency and accountability for developers and other City partners.

  • Identification of other jurisdictions whose process efficiency and urban design standards, particularly as it relates to transformer staging, location, and overhead power lines; are considered exemplary in the power industry, and ways to incorporate these standards into the DWP's work.

  • Opportunities to streamline the DWP’s development-related processes to reduce delays and improve efficiency, including potentially expanding Project Powerhouse to all housing developments.

  • Strategies to improve interdepartmental coordination, timeline transparency, and communication with applicants.

  • A mapping analysis of DWP power capacity throughout the City overlaid with the areas of the City planned for the greatest density increases, and recommendations to fund infrastructure improvements in areas where there are power deficiencies relative to future potential growth.
     

Sep 17 | Santa Monica Planning Commission

• 2001 Wilshire Blvd, 25ENT-0100: CUP to allow for the establishment of an approximately 29,552 sf fitness center occupying the ground and second floors of an existing six-story office building. The property spans two zoning districts. The front portion of the site is located within the Mixed-Use Boulevard (MUB) zoning district, while the rear portion of the lot, currently improved with surface-level parking, is located within the Low Density Residential (R2) zoning district. The Planning Commission will consider compliance under CEQA. Staff Report.

• Off-Site Affordable Housing Incentive Pilot Program (AHPP): Staff Report.

• Discussion of ““Does Transit-Oriented Development Need the Transit?” shared by Commissioner Wasserman

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 2811 San Marino St, ADM-2025-5142-RDP: Demolition of existing 4-unit apartment building for new 7-story, 36 unit affordable housing building (11% ELI)

• 714 E Washington Blvd, ADM-2025-5132-VSO: Change of use from commercial office to a coffee shop in a 2 story mixed-use building

• 22968 Victory Blvd, ZA-2025-5123-CUB: A CUB for the sale and dispensing of a full line of alcoholic beverages for off-site sale in conjunction with an existing CVS Store

• 6844 Oakdale Ave, ZA-2025-5089-TLT-EO4: Request for Long-Term Temporary Use Authorization to allow a 20% increase in enrollment capacity for ABGU Manoogian-Demirdjian School. This adjustment would permit the school to accommodate an additional 200 students, beyond the existing 1,000-student cap, providing immediate educational opportunities to families impacted by the fires

• 1781 Kelton Ave, DIR-2025-5106-DRB-SPPC-HCA: Second floor addition to and existing SFD for a proposed duplex with new detached 3 car garage with ADU above

• 7112 Baird Ave, EAR-2025-5079-DB-VHCA: New construction of 6-story, 34 unit, 66' 9 3/8" tall housing development project seeking on and off menu incentives

• 10617 W Pico Blvd, DIR-2025-5061-OC-VHCA: Construction of a 49,697 sf (3.35 FAR), six-story, 81-foot, 3.5-inch, residential apartment development with 66 dwelling units and one City Ordinance ADU in West LA

Highlighted Completions

City of LA

• 8204 N Sunland Blvd, DIR-2024-7930-CDO: Approved with conditions a CDO Plan Approval to Enclose existing covered driveway to include in kitchen (260 sf), Add a covered outdoor dining area (260 sf) and Add an open trellis (403 sf) to an existing restaurant

• 5950 Hollywood Blvd, ZA-2022-6687-CUB-DB-SPR-HCA-1A: Certified EIR completed under CEQA for 6000 Hollywood Blvd Project

• 10914 W Pico Blvd, ZA-2024-3916-CUB: Approved with conditions a new conditional use permit to allow on-site and off-site sales and dispensing of full line of alcohol with a 3,575 sf restaurant on westside

• 8525 N Glenoaks Blvd, CUZ-1983-423-PA2: Withdrawn request to change CUZ-1983-423 to permit the addition of two new modular office buildings, each 2,160 sf (totaling 4,320 sf), alongside an existing 13,400 sf church

• 1120 Olive St, 218 W 11Th St, CPC-2018-2599-TDR-MCUP-ZV-DD-SPR: Terminated construction of a new 60-story tower with 713 apartments and 11,277 sfof shops on the ground floor in DTLA

• 2105 N Keith St, AA-2025-3784-PM-SH-HCA: Terminated subdivision per SB 684 in Lincoln Heights

Around the Corner

You think LA takes too long to build? Try San Francisco.
SF Mayor Lurie just rolled out a new PermitSF package to slash outdated rules and speed development. Highlights include:

• Ending the ban on parking in private driveways (which once led to $1,500 tickets)

• Streamlined ADU permitting, lower fees on big projects, and flexibility with historic buildings

• Easier approvals for solar panels, rooftop batteries, and restaurant remodels

• Cutting mandatory pre-meetings for large developments

• Prioritizing cases revised multiple times

The Week Ahead

Sep 9 | LA Planning & Land Use Mgmt Committee

• 15134 S Vermont Ave, CPC-2017-1014-CU-ZAA-SPR-1A: Construction of a one-story, 53-ft tall, 340,298 sf warehouse / manufacturing / high-cube / warehouse / distribution center, including a 25,000 sf mezzanine and up to 40,000 sf of incidental office uses. Decision on appeals filed by Advocates for the Environment and Friends of the Air, Earth, and Water on determination approving a CUP or a Major Development Project which creates 250,000 sf or more of warehouse floor area and dismissing as not necessary, a CUP for a Commercial Corner Development in the M Zone to allow:

  • a) 24-hour operations, in lieu of the otherwise permitted hours of operation from 7 a.m. to 11 p.m.; and

  • b) The exterior walls and doors of the ground floor fronting adjacent streets to consist of a minimum of 10 percent transparent windows, in lieu of the otherwise required minimum 50 percent;

  • c) allow for a max building height of 53 ft, in lieu of 45 ft in the M2-1VL-O Zone; and,

  • d) approving a Site Plan Review for a development which results in an increase of 50,000 gross sf or more of non-residential floor area

• 16610 Ventura Blvd, CPC-2023-3134-DB-SPP-HCA-1A: Decision on Appeal filed by Encino Property Owners Association from the determination of the LACPC in approving a Project Permit Compliance Review pursuant to Section 9 of the Ventura/Cahuenga Boulevard Corridor Specific Plan for the demolition and removal of all existing structures, and construction of a new 45,960-sf mixed-use development comprised of 45 residential units (8 VLI) and 3,400 sf of commercial floor area with a maximum FAR of 2.3:1.

• 5416 Carlton Way, CPC-2024-914-DB-SPPC-VHCA-1A: Decision on appeals filed by SAFER and the Carlton Serrano Tenants Association on the determination to approve a Specific Plan Project Compliance to allow the demolition of seven existing residential buildings and accessory uses, including a 16-unit apartment building, a four-unit apartment building, three single family dwellings, a detached garage, and a duplex building. Proposed construction of eight-story, 131-unit residential building (15 VLI) and the maintenance of an existing two-story, eight-unit residential building, for a total of 139 units, within Subarea A of the Vermont/Western Transit Oriented District Station Neighborhood Area Plan (SNAP) Specific Plan.

Carlton Way Rendering

Carlton Way Demolition

• 4693 Hollywood Blvd, DIR-2019-6738-SPPA-SPP-TOC-SPR-HCA-M1-1A: Decision on appeal filed by SAFER from the LACPC’s determination in approving a Categorical Exemption as the environmental clearance for the demolition of the two commercial structures, a surface parking lot, and a billboard; and the construction of a seven-story, 126,770 sf, 139-unit mixed-use building (16 ELI) and providing 104 residential parking spaces and 41 commercial parking spaces

Sep 10 | LA City Council

• Recommendations from Motion (Lee - Jurado) to:

  • 1) INSTRUCT the Chief Legislative Analyst (CLA) to report to Council on the feasibility, potential benefits, and possible drawbacks of the City establishing its own Continuum of Care, independent of the County of Los Angeles (County).

  • 2) INSTRUCT the LAHDC Investment for Families Department to report to Council on the structure of federal grants issued by the U.S. Department of Housing and Urban Development, and to assess how the City could remain competitive in securing funding under that structure if it were to operate its own Continuum of Care independent of the County.

• 5416 Carlton Way, CPC-2024-914-DB-SPPC-VHCA-1A: Same project as above at PLUM

• Decisions on LA28 Impact and Sustainability Plan for the 2028 Olympic and Paralympic Games.

  • REQUEST LA28 to make all procurement opportunities available on the Regional Alliance Marketplace for Procurement (RAMP)

  • REQUEST LA28 to work with the Bureau of Contract Administration (BCA) on producing quarterly reports on procurement submittals/ engagement

  • INSTRUCT the BCA and Economic and Workforce Development Department to develop a work plan to conduct outreach workshops, and to assist local vendors with applying to procurement opportunities on RAMP; and, REQUEST both City departments to work with LA28 to fund community contracts for the Worksource and Business Source Centers to case-manage business enrollment into the RAMP system for the LA28 procurement process participation

  • DIRECT the CAO, in coordination with LA28, to report to Council on the feasibility of creating a fund that LA28, partners, and business stakeholders can contribute into if they are unable to meet the local and small business procurement goals. The fund should support small and micro businesses in the City

  • DIRECT the BCA, in consultation with LA28, labor unions, worker centers and other worker representatives on best practices to ensure worker protections are included in contracts with LA28 contractors, and provide recommendations for worker protections that can be included in the contracting process.

Sep 11 | LA City Planning Commission

• 10777 North Winnetka Ave, CPC-2023-1263-ZC-ZAA-HCA: A Zone Change from A1-1 to A2-1 for the subdivision of one 11.38-acre parcel into five lots ranging in size from 2.0 to 3.25 acres each. The Project retains the existing home and all existing accessory structures on proposed Parcel 2. The Project also includes a Zoning Administrator’s Adjustment to allow an existing accessory structure to remain in place, 42.8 ft from the new front lot line of proposed Parcel 2 in lieu of 55 ft required

• 16600 – 16002 West Vanowen St, CPC-2024-574-CU3-ZV-PR-F-WDI: Construction of a new two-story, 33 ft in height, 56,366 sf public charter school with a maximum enrollment of 564 students (Grades 6-12) on two vacant, adjoining lots totaling approximately 108,938 sf (2.5 acres). The project includes 27 classrooms, administrative office space, a 1,753 sfMultipurpose Room (MPR), 16,738 sf gymnasium, and a 14,363 sf play yard area. The Applicant is proposing to provide 91 automobile parking spaces, 111 bicycle parking spaces (108 short-term and three long-term), 400 square feet of loading space, 25,253 square feet of landscaping, and 47,473 square feet of hardscape.

• 12759 and 12761 West Caswell Ave, CPC-2024-8031-DB-CU3-HCA: Demolition of two single-family houses and an accessory structure for the construction of a new six-story residential building with 16 dwelling units (2 VLI) and floor area of 19,130 sf and a building height of 67 ft. The Project will also provide 20 vehicular parking spaces and 18 bicycle spaces.

• 6727 West Melrose Ave, CPC-2024-2365-DB-WDI-VHCA: Demolition of the existing commercial building and the construction of a new, six story, mixed-use development consisting of 32 dwelling units (4 VLI), 605 sf of commercial space, and one level of subterranean parking providing 23 parking spaces. The building will have a total height of approximately 72 ft and two inches, a total floor area of approximately 28,717 sf and a FAR of 4.06:1. The Project includes a 3,280 sf roof deck with open space and amenities. The Project is expected to export approximately 3,128 cy of soil for excavation.

Melrose Apartments

Sep 11 | LA South Valley Area Planning Commission

• 15120 Keswick St, 7654, 7658 North Burnet Ave, ZA-2024-6807-ZV-1A: A Zone Variance to permit the installation of an automobile spray paint booth at an existing auto body repair shop that is located within 500-feet of a school, A, or R zone.

• 21140 North Nofral Rd, ZA-2021-10333-ZAD-1A: Construction, use and maintenance of a 1,678 sf, two story, single-family dwelling that includes a 380 square foot, two-car detached garage, an 800 sf ADU and a 204 square trellis and patio space

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 5114 Avenida Hacienda, DIR-2025-4759-ADJ: Parcel map to subdivide 38,763.0 sf lot into two new 17,543.65 (Parcel A) and 21,235.64 (Parcel B) sf lots in the RA-1 Zone and an adjustment to permit a substandard lot width on Parcel A

• 2727 W 6Th St, ZA-2025-4962-CU1-CU2-PR: Demolition of commercial office space and construction of self-storage

2727 W 6th Self-Storage

• 7222 Owensmouth Ave, DIR-2025-5035-AH-DB-CDO-VHCA-RED1: 100% RED1 project containing 70 units

• 536 S Bronson Ave, ADM-2025-5012-CWC: Pursuant to 13B.8.4.E and 13B.8.4.E.1 of the LAMC, Conforming Work on a Contributing Element in the Windsor Square HPOZ, for alterations to fenestration to correct code enforcement conditions

• 1320 W Lilac Ter, ZA-2025-5007-CUB: A CUB for the sale and dispensing of a full line of alcoholic beverages for on-site sale in conjunction with a new restaurant called The Ravine Club in Silver Lake - Echo Park- Elysian

• 9213 Tobias Ave, PAR-2025-4985-AHRF: New 5-story 64-units (6 VLI) and (5 MI) mixed-use affordable housing project with 5-levels of Type III-A apartments using AHI- Density Bonus 12.22.A.37 Menu of Incentives in Mission Hills - Panorama City - North Hills

• 616 Haverford Ave, ADM-2025-4988-CCB: Fire rebuild and detached ADU in Brentwood - Pacific Palisades (Approved)

• 1204 Tellem Dr, ADM-2025-4966-CEX: Addition of new spa entirely within existing pool shell in private residence. No grading.

Santa Monica

• 1723 Cloverfield Blvd, 25ENT-0176: SB 330 application for a new multi-family residential housing project consisting of an eight story with 330 residential units (including 33 affordable units) and three-levels of below grade subterranean parking (357 parking spaces)

• 1399 Olympic Blvd, 25ARB-0189: ARB review for a new 8-story mixed-use building composed of 222 residential units using a 50% Density Bonus and 25 affordable units. Mixed-use building with 9,982 sf of commercial space. Also refer to 25ENT-0178.

• 745 17Th St, 25ENT-0177: SB 330 application for a 4-story multi-family residential building with a total of 24 residential units (4 affordable deed restricted units) utilizing State Density Bonus Law-SDBL (AB 1287)

Highlighted Completions

City of LA

• 13530 W Moorpark St, TT-84517-CC: Approved with conditions a Tentative Tract map for the Condominium Conversion of 6 units with 8 existing parking spaces

• 1005 E Washington Blvd, ADM-2025-5010-WTF: Approved demo of existing 60' telecommunications tower and remove all telecommunications equipment from existing equipment room that will remain

• 12140 Victory Blvd, ADM-2025-4995-RDP: Cleared demolition of existing commercial building

• 13037 Dickens St, ADM-2025-4914-CLR: Administrative closure for new two story SFD with attached two car garage and new detached pool cabana I am running a few minutes late; my previous meeting is running over

Around the Corner

Happy Labor Day! 👷‍♀️👷🏽

LA’s housing and land use scene stayed steady through August, even without major commission or council meetings. As we enter the September surge and with just four months left in 2025, key questions remain:

• Are entitled projects actually breaking ground?

• How is economic uncertainty shaping development timelines?

• What’s the status of wildfire rebuilds?

• And what more can be done to accelerate housing growth across the region?

Aug in Review 

City of LA Applications:

• Executive Directive 1 (ED1) and RED1: 12 ADM/DIR (+8 Pre-Application Review or PAR). 3 Expanded Administrative Review (EAR) RED1 projects

  • 6 in West LA

  • 5 in Canoga Park-Winnetka-Woodland Hills-West Hills

  • 4 in South LA

  • 4 in Wilshire

    • 6033 De Soto Ave, DIR-2025-4381-AH-DB-RED1-SPPC-HCA: Approved with conditions the construction a 198,298 sf, 207 unit, 7-story affordable housing project on a 62,372 sf lot

• Transit-Oriented Communities (TOC): 4 DIR, 3 PAR

  • 110 N Mariposa Ave, DIR-2025-4742-TOC-VHCA: Demolition of a SFD for a proposed 5 story residential apartment building that consists of 24 units (Tier 3)

  • 1506 Sawtelle Blvd, DIR-2025-4575-TOC-WDI-HCA: Construction of a 16-unit, 5-story apartment building in West Los Angeles

• Appeals: 7

  • 17660 Ventura Blvd, ZA-2017-4754-CU-SPPA-SPP-PA2-1A: Applicant/appellant Chick-fil-A Inc. appeals the ZA determination that their remedial measures “have not substantially eliminated adverse traffic conditions,” and that a “notice of public hearing for revocation of the conditional use to allow a drive through abutting a [residential] zoned property be initiated”, with only partial compliance of the drive-through has been attained with corrective conditions set forth

• Denied Application:

  • 1159 S Alfred St, ADM-2025-4645-CWC: Denial of replacement of existing fence and new gate to access backyard, as well as window replacement in existing one story single family house. Application for conforming work contributing elements.

• Wildfire Rebuild Applications: 9

  • 15263 Via De Las Olas, ADM-2025-4361-CCB: New factory-built, state-approved, 1-story detached ADU (761 sf)

  • 16616 Bienveneda Pl, ADM-2025-4385-BIO-CCB: Fire Rebuild fir SFD and Attached ADU, retaining wall, and deck. Using EO8 Eligibility

  • 17020 W Sunset Blvd, PAR-2025-4550-CM: Palisades fire rebuild of two multifamily buildings, seeking to be eligible for EO1. Either rebuild of one building on each lot or new build of one building across both lots.

110 N Mariposa Ave TOC

Highlighted Applications

City of LA

• 2700 Silver Ridge Ave, ZA-2025-4927-ADJ-HCA: Subdivision of 1 parcel into 2 with the existing 2 SFDs to remain and an adjustment to permit reduced yard setbacks and space between buildings

• 11970 W Ohio Ave, ADM-2025-4581-DB-VHCA-RED1: Requesting the construction of a 73,920 sf, seven story, 68 foot, 100% affordable housing development

• 2323 Westwood Blvd, ADM-2025-4571-DB-VHCA-RED1: Seven story, 68 ft and 100% affordable housing development with 103 dwelling units

• 21115 Vanowen St, ADM-2025-4569-OVR-WC: A Change of Use from General Office to Medical Office and interior tenant improvements for two adjoining existing to-remain, two-story multi-tenant buildings

• 1506 Sawtelle Blvd, DIR-2025-4575-TOC-WDI-HCA: Demolition of existing structures and construction of a 16-unit, 5-story apartment building

• 2908 Robertson Pl, EAR-2025-4479-AH-VHCA-RED1: Construction of 3 new buildings for 162 100% affordable dwelling units, max height of 93 ft, 106,103 sf of floor area. A 10,795 sf church is also proposed on-site in the MU(EC) Zone.

• 1454 Esperanza St, ADM-2025-4472-RDP: Demolition of existing 1-story warehouse, and new 1-story warehouse

City of Santa Monica

• 1655 26th St, 25ENT-0155: SB 330 application for a proposed 8-story mixed-use multifamily residential building consisting of 401 residential units and 2,070 sf of ground floor commercial space with two levels of subterranean parking. The applicant is submitting an AB 130 CEQA exemption notice of applicability and the request for the City to commence the tribal notification and consultation process

• 1238 7th St, 25ENT-0149: Sb 330 preliminary application for a 100% affordable housing development consisting of a 4-story residential building which includes 23 deed restricted affordable units

Week Ahead

LA Area Planning Commissions Cancelled

Santa Monica Planning and Design Commissions Cancelled (for the third week in a row)

Sep 3 | LA City Council

• PLUM Committee Report relative to improving the existing inspection and permitting process for restaurant equipment and related scope of works. Instruct LADBS to prepare a report with recommendations to improve the existing inspection and permitting process for restaurant equipment and related scope of works, as follows:

  • 1. Feasibility and ability to expand virtual inspections for all types of commercial equipment and related inspections - many installations require visual verification of proper installation, without need for further detail.

  • 2. Expand the self-certification program from residential to include commercial contractors. This would allow the DBS to explore including other contractors in the process of pulling permits for work they are qualified to perform for given levels of experience.

  • 3. Ability for single inspectors to be introduced for continuity of projects, to avoid the change in requests between inspectors.

  • 4. Clarification of like-for-like equipment, to clarify when equipment can be deemed similar enough to be replaced without inspections, e.g. similar water pressure and capacity of water related items.

Around the Corner

🚨 Big week at LA’s PLUM Committee; three motions worth watching:

• Motion to respond to Executive Directive 10 and establish a pilot program for use of AI tools for pre-screening permit applications, enabling corrections prior to formal submittal and for initial screening by LADBS

• Motion for recommendations regarding the feasibility and cost-benefit analysis of citywide elimination of off-street parking requirements for new development and changes of use

• Motion to prepare and present an ordinance to implement AB 1033, which authorizes local agencies to allow ADUs to be sold separately from the primary residence as condominiums

The Week Ahead

Aug 26 | LA Planning & Land Use Mgmt Committee

• Motion instructing the LADBS in consultation with the City Attorney, to prepare a report to improve the existing inspection and permitting process for restaurant equipment and related scope of works. Read.

• Motion to a draft definition of “Ghost kitchens” and criteria to assess the impacts of Ghost Kitchens and inform potential land use controls that can mitigate nuisances on neighboring land uses. Read.

• Motion instructing City Planning, in consultation with the City Attorney, to prepare an amendment to the Zoning Code regarding the controlling land use regulations for Recreational Vehicle Parks to clarify and maintain consistency between provisions of the Zoning Code, Fire Code and State of California Building Code. Read.

• Motion relative to instructing LADBS and City Planning, with support from relevant departments as needed, in creating a single, comprehensive review process for projects. Read.

• Motion instructing the LADBS, in consultation with City Planning, Bureau of Engineering, and the Los Angeles Fire Department, and with requested input from California Department of Housing and Community Development (HCD)-listed firms that are part of the Standard Plan Program, to report on current departmental reviews, approvals, and permitting procedures for HCD-approved single family and Accessory Dwelling Unit plans. Read.

• Motion instructing City Planning, with the assistance of the City Attorney, to prepare and present an ordinance to implement AB 1033, which authorizes local agencies to adopt a local ordinance to allow Accessory Dwelling Units to be sold separately or conveyed from the primary residence as condominiums. Read.

• Motion directing the City Planning to report within 60 days on providing a clear ministerial entitlement process for eligible mixed income and 100% affordable housing and mixed use projects that are currently subject to discretionary review processes provided the projects provide the requisite percentage of affordable housing to qualify for (1) enhanced development rights under the Citywide Housing Incentive Program (CHIP) and (2) an exemption to the Project Review Ordinance. Read.

• Motion instructing the LADBS, to report within 30 days regarding the recommendations included in its response to Executive Directive 10, and to establish a pilot program for use of Artificial Intelligence (AI) tools for pre-screening of permit applications by applicants to enable corrections prior to formal submittal, and for initial screening of applications by LADBS; and related matters. Read.

• Motion instructing City Planning, in consultation with the Los Angeles Department of Building and Safety, to report with recommendations regarding the feasibility and cost-benefit analysis of citywide elimination of off-street parking requirements for new development and changes of use. Read.

• CPC-2018-6402-CPU: Wilmington-Harbor City Community Plan Update

• CPC-2018-6404-CPU: Harbor Gateway Community Plan Update

• 1522-1538 North Cassil Pl, ZA-2023-4977-CUB-1A: Review of appeal filed by Citizens for a Better Los Angeles regarding the determination in approving a CE as the environmental clearance for a CU permit to allow the sale and dispensing of a full-line of alcoholic beverages for on-site consumption in conjunction with a private residents' club within a new mixed-use development

• 700 South Flower Street Project (446 Dwelling Units; 53-Story Residential Tower with The BLOC Development):

  • CPC-2024-8052-DA: Report from the LACPC relative to a proposed ordinance authorizing the execution of a Development Agreement, pursuant to Government Code Sections 65864-65869.5, by and between the City of Los Angeles and NREA-TRC 700, LLC

  • CPC-2021-9958-TDR-SPR-HCA: Approve LACPC decision relative to a Transfer of Floor Area Rights of up to 470,674 sf of floor area from the City of Los Angeles Convention Center to the Project Site, and request that within six months of the receipt of the Public Benefits Payment by the Public Benefit Trust Fund,  to convene the Public Benefit Trust Committee. The project site is currently developed with The BLOC, a mixed-use development comprised of a 26-story hotel and a 33-story office building on the northern portion of the site. The Project proposes the development of a residential tower with up to 466 units, enclosure of the existing rooftop parking level, and the addition of two above-ground parking levels above the existing nine-story podium building, all existing uses would remain, excluding 24,342 sf of theater and retail uses which would be demolished to accommodate the new residential tower.

700 South Flower Street Rendering

Aug 26 | Central LA Planning Commission

• 1451 South Hi Point St, TT-84566-CC-1A: Appeal of a Tentative Tract Map proposing the condominium conversion of an existing eight-unit residential apartment structure to an eight-unit residential condominium structure on an existing 8,838.6 sf lot. The Project does not propose demolition, additions or new construction

Aug 26 | Pasadena Design Commission

• 2771 E Foothill Blvd, DHP2024-00015: Demolition of two buildings and construction of a new three- to four-story, 32,128 sf, mixed-use project consisting of 5,170 sf of ground floor commercial space and 20 residential dwelling units with at-grade and subterranean parking. Report.

• 555 N Mentor Ave, DHP2024-00154: Construction of a three-story, 42-unit multi-family residential building with one level of subterranean parking and removal of 18 protected trees on a vacant property. Report.

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 2309 Johnston St, ADM-2025-4734-ADUH: Pursuant to AB 2299 and SB 1069 in the Lincoln Heights HPOZ Preservation Plan for the addition of doors, fenestration, and floor area to accessory residential structures

• 112 N Mariposa Ave, DIR-2025-4742-TOC-VHCA: Tier 3 TOC for a demo of a SFD for a proposed 5 story residential apartment building that consists of 24 units

• 2913 S Gaffey St, AA-2025-4726-VPM-HCA: Small Lot Subdivision with Four (4) Single Family Residences

• 457 Museum Dr, DIR-2025-4732-SPPC: Remodel and 1,355 sf addition to an existing 572 sf SFD resulting in a 2,357 sf 3-story SFD in the Mt Washington-Glassell Park SP zoned R1-1-HCR

• 2700 Colorado Blvd, CPC-2025-4722-CU3-SPPC-DRB: Macys & Home Depot. net reduction ~23,000 sf and (5) illuminated wall signs, (3)non-illuminated wall signs, & refacing of (1) tenant illuminated panel on an existing elevated sign

• 17065 Livorno Dr, ADM-2025-4686-CATEX: Pursuant to Brentwood-Pacific Palisades Order E-79-8, approval of a Categorical Exclusion for a new two story single family dwelling due to the Pacific Palisades Fire

Livorno Dr Residence

Santa Monica

• 2025 Wilshire Blvd, 25ENT-0160: Off-site affordable housing pilot program for an 8-story mixed use building with 135 market rate units and 15 affordable units with a total of 150 residential units

• 2906 Santa Monica Blvd, 25ENT-0164: Off-Site Affordable Housing An Off-Site Affordable Housing Pilot Program for a 4-story mixed-use building with 88 residential units and 12,984 sf of commercial space

• 1527 Lincoln Blvd, 25ENT-0158: Off-site affordable housing pilot program for an 8-story mixed use building with 189 market rate units and 21 affordable units with a total of 210 residential units

• 380 Santa Monica Pier, 25ENT-0162: Temporary Use Permit for a rotating series of branded and experiential sponsorship visuals throughout designated zones at Pacific Park on the Santa Monica Pier

Highlighted Completions

City of LA

• 2250 W Pico Blvd, CPC-2018-3544-GPA-VZC-HD-CU-SPR: Approved demolition of an existing commercial building and the construction of a new 125 guest room hotel

• 5543 Lankershim Blvd, ZA-2024-8130-CUB-TOC-WDI-PR-HCA: Terminated new 7-story mixed use building of commercial with alcohol sales and a 16-unit apartment building

• 10150 Venice Blvd, DIR-2018-3536-TOC: Terminated new construction, use, and maintenance of an 80 residential units setting aside 10% (8) ELI units within a 6-story building, on-site 99 residential parking spaces and 1250 sf of retail space

• 9777 Shadow Island Dr, DIR-2025-1591-SPPC: Major interior remodel; front addition of 225 sf; conversion of single car garage to habitable space (240 sf); extension of carport to create 2nd covered space (87 sf)