Published Date: 18 June 2025
UPDATE: FUTURE UNCLEAR
Project is for sale
BaBWP research shows the current owner/developers are trying to sell the project (land + entitlements). This could be a business strategy change for multi-generational family owners (the Len brothers). Or there could be financial challenges baked into the current project. (Or both?) Most worrisome for our community is the X-factor introduced in the Len’s brothers pitch:
“Experience the option of building a multifamily project entitled for 174 units increased to 217 with ADU or 504 100% affordable units with AHIP.”
The current Planning approval for the latest building plan expires on 2/10/2028. While Planning has approved the current proposal, there’s no guarantee the new owner will stick to the current plan. Additionally, this plan drawing included in the LoopNet listing makes the suggestion that all open space Common Rooms throughout the project could be converted to ADUs. (??)
We will continue to monitor the situation to see how this sale process plays out.
Published Date: 10 June 2025
OUR TAKE: HIGH STANDARD FOR DENSITY BONUS DESIGN
Overview
Good Design This Density Bonus design gives back more than our community’s used to getting from developers of Density Bonus buildings. The developer (IRC and Associates) is not going 100% affordable (32 out of 174 units will be income-qualified) so they’re more limited in the scope, in terms of possible bonus incentives. Even so, plan details show the project gives thoughtful consideration to quality of life issues for future tenants. In some areas it delivers more than LA’s code minimums.
Seems to Care about Community Relationship This is a for-profit developer. But they’re also a multi-generational family business with self-confessed “deep roots” in our community, having owned the Knowlton apartments since the 1950s. As long time landlords in the community, we can report they have been proactive about presenting draft plans and getting community feedback in multiple presentations to the NC-Planning and Land Use Committee.
These Two Factors Make a Big Difference What this proposal demonstrates: it is feasible to get a “triple win” out of a Density Bonus project. That is, something profitable for the owner plus a quality project for both future residents and our community. And the difference comes down to developer respect for community values and priorities.
As Always, Concern about Tenant Displacement
As with all redevelopment projects in our area, one big downside of this project is displacement of long-term tenants from rent-controlled units. In public meetings, the developer has pledged to actively help tenants with relocation. We are currently studying the new Ordinances associated with the Citywide Housing Incentive Program (CHIP) and its associated Affordable Housing Incentive Program (AHIP) to better understand what developers are required to provide to displaced tenants.
Quality Building Design
UNIT MIX: a Density Bonus first…
- As far as BaBWP can tell, this appears to be the first local Density Bonus building to offer three-bedroom units (3 total) for large households.
- The project also adds 32 more Affordable / Limited-Income apartments, which is a win for working people struggling with housing costs.
OPEN SPACE PLAN & LANDSCAPING: Thoughtful variety…
- This Density Bonus building delivers well considered open space. The architect made good use of multiple categories of Open Space.
- Common rooms, several per building (including kitchen & bath)
- Outdoor courtyards
- Pool deck
- Roof decks
- Patio/Balconies for some units. (West = 38. East = 17.)
- Plus extra trees (beyond code requirement)
- West Building. Required: 26. Actual: 31.
- East Building: Required: 18. Actual: 31.
PARKING: More than code requires…
- Required: 186 spaces.
- Studio units parked @ 1 space per unit.
- 2-3 bedrooms parked @ 1.5 spaces per unit.
- Actual: 193 spaces.
Published Date: 10 June 2025
PLANNING FILE #(s)
Published Date: 10 June 2025
WHO'S INVOLVED
Owner/Developer
- Kirby Manor Corp (no stand-alone website, listed on IRC and Associates)
- 198 Cirby Way Suite 170B – Roseville, CA 95678-6430 – (916) 927-0997
- Applicant: Mark J Len, CEO, Kirby Manor Corp, owned and managed by IRC and Associates
Land Use Consultant
- Craig Lawson & Co
- 3221 Hutchison Avenue, Suite D – LA, CA 90034 – 310-838-2400
- Jamie Poster Rosenberg (ext. 107)
Published Date: 10 June 2025
PROJECT OVERVIEW
Building type: Multi-Family Density Bonus
Replaces 50 apartment units @ 5201 thru 5305 Knowlton Street (Ladera)
# Residential Units = 174 units proposed in two buildings due to 35% Density Bonus (Existing building = 50 units)
- East Building = 72 units
- West Building = 102 units
- # Units w/o Density Bonus? Total = 106 max total units
- Note: project exempt from CEQA – per Article 19, Section 15332 Class 32 and Section 15300.2
Floor Area Ratio (FAR)
- Allowed = 3 to 1
- As Approved = 2.92 to 1
Apartment Mix
- 11 Studios (avg sq ft = 360) 6% of total units
- 140 one bedroom (avg sq ft = 650) 81% of total units
- 20 two bedroom (avg sq ft = 900) 12% of total units
- 3 three bedroom (avg sq ft = 1100) 1% of total units
Qualified Income Units (per Planning Approval Letter)
- 23 @ Very Low Income
- 9 @ Low Income
Three On-Menu Approved Density Bonuses Approved
Legal Basis: LAMC Section 12.22A.25
- Side Yard Setback Bonus = 20% reduction on northerly side yard only. Required = 8′ Actual = 6′ 4″.
- Open Space Bonus = 20% reduction. Required = 18,125 sq ft. Actual = 14,500.
- Outdoor common space @ 8690 sq ft [4520 sq ft (West) + 4170 sq ft (East)]
- Indoor common space @ 3060 sq ft [1860 sq ft (West) + 1200 sq ft (East)]
- Balconies: 2750 sq ft.
- Height Bonus = maximum 56′. Required = 45′. Actual = 56′. East Building 4-story 56′. West Building 5-story 56′ plus 1 floor subterranean parking.
Parking
- Legal Basis: LAMC Section 12.22.-A25(d)
- Planning approved providing “a minimum number of auto parking spaces.”
- Required: 186 spaces.
- Actual Plan: 193 spaces. All subterranean in the West Building.
- EV spaces: Total = 57
- West Building = 32.
- East Building = 25
- 150 bike spaces (18 short-term, 132 long-term via= bike room on ground-floor level)
- EV spaces: Total = 57
Timeline
- Application Date: 12/27/2022
- Planning Approval Letter: 02/10/2025
- Construction Start Date: Unknown
- Construction Completion Date: Unknown
- Occupancy Date: Unknown
- Planning Approval condition: null and void if not used in 3 years (by 01/10/2028)
Published Date: 10 June 2025
WHAT THIS PROJECT IS REPLACING
1950’s Era Apartments.
- 7 two-story buildings
- 50 units with 50 detached garages in 8 garage buildings.
- 11 lots inclusive, measuring 77,928 sq ft.
- Frontage: 610′ on Knowlton and alley to the north. 100 sq ft along La Cienega. 110′ on alley to the west.
Published Date: 10 June 2025
ADDITIONAL PROJECT PLAN ILLUSTRATIONS
Apologizes for the poor image quality. This low-resolution PDF scan of the final approved building is what was provided along with the project’s Planning Approval Letter. To see the original approved plan open letter, then scroll down to the bottom of the PDF.
