Published Date: 12 Sept 2025
PROJECT MEDIA COVERAGE
Cancel National Housing Crisis: Four Ways to Affordable Housing Now
As reported by Forbes on 09-10-2025
…For Gude, this disciplined alignment forms the foundation of what he calls an operating system for housing creation.
After decades executing projects, many in offsite construction, he has refined this operating system formula into an open-source compliance and delivery platform. For developers, it’s a blueprint for more attainable housing, and for investors, it’s an entry point into the privately funded affordable housing market with disciplined cost control and scalable returns.
His [8615 Ramsgate] Westchester, CA project uses this blueprint. The mix of single and studio units includes 80% of the 72 units reserved for renters at 80% of area median income (AMI), with the rest for renters up to 120%.
“We want to share how we’ve innovated and provide the compliance package for building this product,” Gude said. “This isn’t about monetizing knowledge, it’s about enabling others to scale and systemize.”
To maximize the site’s footprint, the project uses a steel frame over a podium system, enabling eight stories of housing where other build types would have capped density at about 30 units. Steel allows more design flexibility and verticality, while the higher density translates into stronger rent rolls and a more efficient use of capital.
“With steel, there’s more opportunity to innovate on the components,” Gude said. “Going vertical requires more talent and coordination, but that’s also what makes the economics work without subsidy.”
Published Date: 12 Sept 2025
ZERO-TAX SUBSIDY FINANCING CONFIRMED
Tech Entrepreneur Vows to Make Homeless Housing Affordable and Profitable
As reported by the LA Times, July 20, 2025
The Funder’s Story
Better Angels, a nonprofit founded by a tech entrepreneur who has turned his attention to homelessness, said it will build…without needing a dime of taxpayer money…Better Angels says it will supply 30% of the capital as equity and finance the rest with conventional loans, allowing it to build faster and at much less cost than typical affordable projects…Better Angels is backing two smaller projects that are well on their way to completion…later (this year) permits are expected to be issued for an eight-story, 72-unit building [at 8615 Ramsgate near] Manchester Avenue in Westchester.
The Developer’s Story
“…It’s a very uncomplicated [financing] structure,” said Anthony Gude, lead developer of the Westchester project. “You don’t have to use public subsidies. That makes the capital stack simpler and more reliable.” … Gude committed to limit rent of 55 units at low income (people making 80% of area median income) and 15 units at moderate income levels…roughly 40% lower than rents in other new high-rise buildings going up in the bustling area just north of LAX, it’s well above the very-low income levels required of tax-credit projects.”
Published Date: 21 Apr 2025
APPROVED 4/11/2025
Final Approval Letter for “The Liberty”
Note: includes updated project building plans. Also, this Planning approval took the better part of a year to complete (versus the target of 90-day approval for ED1 applications.)
Our Take: A Standard-Setting ED1 Project
- High-quality affordable housing for the neighborhood near the Metro Veterans station.
- Literally, ‘outside the box’ ED1 architecture. If built as shown in the approved plans, this project achieves an innovative balance between the financial constraints of building an ED1 project with thoughtfully designed, high-spec residential spaces and conveniences.
- Patio or balcony for all units. This makes living in a micro studio (396sq ft) or small 1 bedroom (536 sq ft) much nicer, adding livable space, light and air circulation. This is very unusual for ED1 projects.
- Significant addition of new trees and shade. Installation of 18 24″-boxed trees required by Planning.
- Bike storage on every floor.
- Stacking washer/dryer in each unit, eliminating the need for shared laundry facilities.
Highlights from Planning’s Approval Letter:
72 Affordable Apartments Total
- 56 for Low Income households
- 15 units for Moderate Income households
Approved ED1 Incentives:
- Density: total of 72 units
- 100% Affordable ED1 Height: +33′ over zoning for total of 78′
- Floor Area Ratio (Off-Menu Incentive): 7.09:1
- Front Yard Setback (Off-Menu Incentive): min of 5′
- Side Yard Setback (Off-Menu Incentive): min of 0′ 5″
- Rear Yard Setback (Off-Menu Incentive): min of 5′
- Open Space (Off-Menu Incentive): 0 sq ft (Note: patios and balconies for each unit serves as an open space alternative.)
- Height (Waiver): 85′ in lieu of otherwise allowed 45′
Published Date: 21 Apr 2025
APPROVED 4/11/2025
Final Approval Letter for “The Liberty”
Note: includes updated project building plans. Also, this Planning approval took the better part of a year to complete (versus the target of 90-day approval for ED1 applications.)
Our Take: A Standard-Setting ED1 Project
- High-quality affordable housing for the neighborhood near the Metro Veterans station.
- Literally, ‘outside the box’ ED1 architecture. If built as shown in the approved plans, this project achieves an innovative balance between the financial constraints of building an ED1 project with thoughtfully designed, high-spec residential spaces and conveniences.
- Patio or balcony for all units. This makes living in a micro studio (396sq ft) or small 1 bedroom (536 sq ft) much nicer, adding livable space, light and air circulation. This is very unusual for ED1 projects.
- Significant addition of new trees and shade. Installation of 18 24″-boxed trees required by Planning.
- Bike storage on every floor.
- Stacking washer/dryer in each unit, eliminating the need for shared laundry facilities.
Highlights from Planning’s Approval Letter:
72 Affordable Apartments Total
- 56 for Low Income households
- 15 units for Moderate Income households
Approved ED1 Incentives:
- Density: total of 72 units
- 100% Affordable ED1 Height: +33′ over zoning for total of 78′
- Floor Area Ratio (Off-Menu Incentive): 7.09:1
- Front Yard Setback (Off-Menu Incentive): min of 5′
- Side Yard Setback (Off-Menu Incentive): min of 0′ 5″
- Rear Yard Setback (Off-Menu Incentive): min of 5′
- Open Space (Off-Menu Incentive): 0 sq ft (Note: patios and balconies for each unit serves as an open space alternative.)
- Height (Waiver): 85′ in lieu of otherwise allowed 45′
Published Date: 07 - Feb - 2025
BaBWP's TAKE
On their website, Modulyft promotes other projects demonstrating the modular-build approach in LA.
Looking more closely at their website’s promotion of “8615 Ramsgate – Phase 1” it appears the group is still fundraising for the project. However, given the modular approach to the building’s design, when the funds are in place, this project is likely to go up faster than the traditional “stick-build” approach, due to Off-site construction, then craning pieces into place.
(See BaBWP “take” below and our guess this project would take a while to break ground because the original applicant—Anthony Gude—did not appear to be well capitalized.)
Further, it does appears the project’s ED1 application with Planning has not moved off it’s “On Hold” status.
Therefore, it’s conceivable ground-breaking on this project is still some time out, as developers fundraise.
What we still don’t know yet: The target affordable income brackets the building intends to target.
We also are watching a general ED1 new-build trend around the Reading & Ramsgate area. Given the neighborhood’s location (close to the Veteran’s Metro train station) and the zero-parking requirement of State law for 100% affordable buildings, we can expect highly concentrated densification in this area.
As of today (7-Feb-25) these are the ED1 100% affordable high-density projects slated for this neighborhood:
Published Date: 07 - Feb - 2025
PROJECT INFORMATION UPDATES
Owner/Developer Update
- Today UrbanizeLA reported that this project developer is no longer Anthony Gude alone.
- (Note: the Planning Case file online does not reflect this change.)
- Developer now identified by UrbanizeLA as Modulyft
- Anthony Gude is now a partner at Modulyft, rather than the sole developer.
Other UrbanizeLA story details:
- Architect: Peter Demaria of Mid-Rise Modular
- Proposing 8 stories
- 72 studio and 1 bedroom units rather than the original Planning Application file figure of 82 units.
Land Use Consultant
- None listed in Planning application.
Published Date: 07 - Feb - 2025
RENDERING & PLANS
Published today in UrbanizeLA.
Published Date: 15-Dec-2024
BaBWP's TAKE
Case on HOLD per Planning file summary (see case file link below ).
In response to a BaBWP.org email checking on this application status, the assigned planner Esther Serrato replied via email on 11-19-2024 “The case has been placed on hold due to a number of missing filing materials. Once those materials are provided then case processing may proceed.”
She also indicated the case file is available for review by scheduling an appointment with Records Management @ 213-847-3753 or emailing planning.recordsmgmt@lacity.org.
Regarding the Developer
Per BaBWP.org’s research, it seems Anthony Gude has been involved funding capture for the modular multi-family construction trend. For example, in an interview he refers to fundraising for a Multifamily Industrialized Construction & Development Fund.
It is our impression that Gude does not currently have a large portfolio of ED1 projects or applications. One indication: lack of a corporate website. A second indication: the project’s incomplete initial Planning application.
Currently there are larger developers working successfully to get ED1 applications proposed and approved. One example: Tommy Beadel of HVN, who has three ED1 projects active in the Reading-Ramsgate area. Per Beadel’s project elevations, it’s pretty clear his firm has the ED1 formula down and they’re rolling out many ED1 projects throughout Los Angeles.
Therefore, it’s possible 8615 Ramsgate will proceed more slowly, given the developer’s smaller size and relative lack of ED1 development experience.
Published Date: 15-DEC-2024
WHO'S INVOLVED
Owner/Developer
- Anthony Gude
- Gude Capitol Investments
Land Use Consultant
- None listed in Planning application.
Published Date: 15-DEC-2024
PROJECT OVERVIEW
Building type: ED1 100% Affordable
# Residential Units
- 82 units
Timing
- Application filed: 4-17-2024
- Application assigned on 7-18-2024 to Esther Serrato
- Application status: Approved on 4-11-25
- Construction Start Date: Unknown
- Construction Completion Date: Unknown
- Occupancy Date: Unknown
Other Specs (taken from Planning files, developer docs, etc.)
Planning Application Description: PROPOSED (N) 82-UNIT 100% AFFORDABLE HOUSING APARTMENT BUILDING.
- Details TBD (waiting further info from Planning)
Published Date: 15-DEC-2024
WHAT THIS PROJECT IS REPLACING
Published Date: 15-DEC-2024
CITY APPROVAL & CONDITIONS LETTER
Per Planning Case look-up system, this application is on hold.