A revised development proposal has been filed for 11601 West Pico Boulevard in Sawtelle, where a property owner is pursuing a larger mixed-use project by utilizing the City of Los Angeles’ citywide housing incentive programs. The site is located at the intersection of Pico Boulevard and Federal Avenue and has been the subject of a prior, now-withdrawn application.
In 2024, an earlier proposal submitted by Reza Ghasem of Paddock Group, LLC sought entitlements for a four-story building containing 27 residential units above ground-floor commercial space. That plan relied on Transit Oriented Communities incentives and included three extremely low-income affordable units, but the application was later withdrawn before approval.
11601 West Pico Boulevard South Elevation via HRD Arch Inc
11601 West Pico Boulevard East Elevation via HRD Arch Inc.
A new application filed with the Los Angeles Department of City Planning this month outlines a significantly larger project enabled by the citywide housing incentive program’s opportunity corridor provisions. Under the revised plans, the site would be redeveloped with a seven-story mixed-use building featuring 38 studio, one-bedroom, and two-bedroom apartments above approximately 2,500 square feet of ground-floor retail space. Vehicle parking would be provided in a 15-car garage.
The expanded proposal also increases the project’s affordability commitment. Five of the residential units are proposed as deed-restricted housing for extremely low-income households, reflecting the higher density allowances granted through the incentive program.
Designs for the project are being prepared by HRD Arch Inc., which also served as architect for the withdrawn 2024 application. The new iteration retains the same general design language while scaling the building mass and program to accommodate the additional height and units.
The development site sits directly across Pico Boulevard from an existing mixed-use building at 11950 West Pico Boulevard, completed more than two years ago, and lies west of Pico Boulevard and Gateway Boulevard, where Onni Group has proposed a substantially larger residential project near the Expo Line’s Sepulveda Station.
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