Published Date: 19 - FEB - 2026
Per CD11 staff reiterated: per Planning, new application plans have not been received.
In a short check-in meeting with CD11 staff on February 18, 2026, BaBWP requested an update on the controversial ED1 buildings—8820 Sepulveda and 8819 Sepulveda Eastway—in downtown Westchester, currently stalled under application review with Planning.
Planning and CD11’s general take: this developer might be experiencing funding and financing challenges.
Records on ED1 projects across LA show this is a common issue (buildings approved but not yet built due to financing.) While this city-wide trend is accurate, BaBWP pointed out that approved Westchester ED1 buildings in the Reading/Ramsgate area are going ahead, likely due to the significant financial resources of the developer/builder, Tommy Beadel.
Regarding 8819 Sepulveda Eastway:
- Application (including building plans) have been sent back to the developer with a Planning request for changes.
- Note: Planning has not been forthcoming regarding sharing the content of this change request with CD11 or BaBWP.
- Planning did mention they were likely to grant the original applications three Community Design Overlay (CDO) waivers, specifically: reduce # of street trees, no parking on site, and (most concerning to BaBWP) voiding the ground floor requirement for commerical-use only.
Regarding 8820 Sepulveda:
Bed, Bath & Beyond parcels, including the now-shuttered Starbucks building
- Planning repeated facts already known to BaBWP from the building’s original application: waiver requests to reduce open space and void the Community Design Overlay (CDO) mandate of commercial-use only on the ground floor.
- The application has not yet filed vesting information (details on the project’s owner/investors).
Published Date: 17 - JUL - 2025
Per CD11 staff, this project is still pending.
Beginning on June 10, 2025, BaBWP has been in regular contact with CD11 field staff to monitor progress of the Planning Department revision or approval process. As of July 15, 2025, CD11 confirmed it has not seen additional documentation from Planning, and committed to outreach again to Planning for updates.
Published Date: 22 - APR - 2025
OUR TAKE
By the standards set in both local ED1 building applications and best-of-class ED1 projects this project is sub-standard.
Given the this project’s building plan is very similar to 8820 Sepulveda, our critique of that project applies to this building as well. A full write-up of our analysis can be read on that project tracker page. Meanwhile, here are the headlines:
1. Not compliant with existing Community Design Overlay (CDO) which reserves ground-floor for commercial use only.
2. CDO non-compliance also harms the walkable / bikeable neighborhood promise of the Sepulveda corridor’s future as a dense Mixed-Use Commercial community.
3. Deficient open space programming.
4. Studio apartments disguised as 1-bedroom units to evade statutory rent caps.
Could this Be a Better Building? Yes.
- We’re seeing better building plans from other local ED1 applications.
- This project’s architectural firm has a track record of more innovative work.
The creative team at 64North appear to leverage good design as a counterbalance technical and financial limitations. With both 8820 Sepulveda and 8819 Sepulveda Eastway, 64North has delivered a building lacking community amenities included in other local ED1 applications: balconies, communal yard space.
Published Date: 08 - APR - 2025
BaBWP MOTION PROPOSAL TO NEIGHBORHOOD PLANNING AND LAND USE COMMITTEE
Motion concept proposed by BaBWP: request CD11 help with Planning to make sure all downtown Westchester multi-story new development projects respect the existing Community Design Overlay (CDO) for our town center by requiring ground-floor commercial use only.
Why this matters: 8819 Sepulveda Eastway plans show only residential use on the first floor, despite the fact that the parcels named are inside the CDO jurisdiction map. If too many new buildings in downtown Westchester are permitted to forego first floor commercial, we lose the possibility of a vibrant, higher density, walkable neighborhood.
Published Date: 07 - JAN - 2025
NEW APPLICATION FILED WITH PLANNING
Per an update from Steve Garcia in the Planning Department on 07 Jan 2025, this projects application has been resubmitted (see linked PDF). We are awaiting the missing attachment which would specify the # of incentives and waivers this applicant is now requesting.
What has changed in this new application:
- A property owner not previously referenced is included: Purple Oxygen LLC of Hermosa Beach per State of California business registration. However, the address given for Purple Oxygen LLC is the same as the applicant, SCAH-LA / Richard Schloss.
- A new land use attorney lobbyist has been listed: DLA Piper LLP
- Kyndra Casper (kyndra.casper@us.dlapiper.com)
- Tracy Chu (tracy.chu@us.dlapiper.com)
PDF of the revised application’s attachment, which defines specifics of the developer’s “asks” regarding the 5 incentives and 1 waiver requested:
Based on this new application, the players involved have been updated to:
New Property Owner
- Purple Oxygen LLC.
- Mike Baum
- Mike@AspireRealtyAdvisors.com
- 310-850-2637
- (Note: un-named in prior application)
- SCAH-LA
- Richard Schloss
- richard@scah-la.com
- 310-880-8164
- 8549 W Wilshire Boulevard, Beverly Hills
New Land Use Counsel
- DLA Piper LLP
- Kyndra Casper (kyndra.casper@us.dlapiper.com)
- Tracy Chu (tracy.chu@us.dlapiper.com)
Published Date: 15 - DEC - 2024
STATUS & BABWP's TAKE
As of this writing, it’s our understanding Planning has sent the developer (Southern California Affordable Housing-LA) back to update their ED1 application. (Per a 11-15-24 email BaBWP received from Planner Steve Garcia.)
We will continue tracking the status of this application, but are cautiously concerned.
- While we applaud new affordable housing coming to our community, BaBWP has concerns about about this ED1 application and the developer SCAH-LA.
- Based on our research, there’s a worrisome lack of transparency about their activities.
- Plus SCAH-LA can potentially have a significant impact on Westchester’s downtown area, if this developer is found to own any of these other properties slated for ED2 development. Specifically: 8813 Sepulveda Eastway, 8814-8818 Sepulveda, and 8820-8844 Sepulveda.
Published Date: 28 - AUG - 2024
BUILDING & SAFE FILE #(s)
- Permitting Reference: Parcel # 096B165-988
- 1st Permitting Application # 24101-10000-00158
- Plan Check Job # B24LA08864
Published Date: 28 - AUG - 2024
WHO'S INVOLVED
Owner/Developer
- Southern California Affordable Housing LA (LLC)
- 805-490-5723
Legal Representation
- Richard Schloss of Karavas, Kiely, Schloss Whitman
310-294-1317
Land Use Consultant
- Jordan Beroukhim of Beroukhim & Company
- jordan@beroukhimco.com
- (310) 435-4594
LA Planning Application Manager
- Steve Garcia
- steve.m.garcia@lacity.org
- 213-978-1388
Published Date: 28 - AUG - 2024
PROJECT OVERVIEW
Building type: 100% Affordable with Density Bonus
# Residential Units
- Market Rate: 1 unit for building manager
- Affordable: 413 units
- 83 Moderate Income units (households making 120% of Average Median Income in LA)
- 329 Low Income units (households making 80% of the Average Median Income in LA)
Timing
- Planning Approval: TBD
- Start Date: TBD
- Construction Completion Date: TBD
- Construction Completion Date: TBD
- Occupancy Date: TBD
Other Specs (taken from Planning files, developer docs, etc.)
- Height: 8 stories
- Total of 187,363 sq ft
- Floor-Area-Ratio (FAR): ?:1
- Unit formats: ?
- Parking: ? appears to be subterranean, for 81 vehicles (not sure yet if that translates to 81 spaces)
- Open space: ? (assuming roof top amenities)
Published Date: 28 - AUG - 2024
BaBWP ROUGH DRAFT BUILDING SCALE STUDY (UNAUTHORIZED)
Published Date: 08 - APR - 2025
BaBWP MOTION PROPOSAL TO NEIGHBORHOOD PLANNING AND LAND USE COMMITTEE
Motion concept proposed by BaBWP: request CD11 help with Planning to make sure all downtown Westchester multi-story new development projects respect the existing Community Design Overlay (CDO) for our town center by requiring ground-floor commercial use only.
Why this matters: 8819 Sepulveda Eastway plans show only residential use on the first floor, despite the fact that the parcels named are inside the CDO jurisdiction map. If too many new buildings in downtown Westchester are permitted to forego first floor commercial, we lose the possibility of a vibrant, higher density, walkable neighborhood.
Published Date: 07 - JAN - 2025
NEW APPLICATION FILED WITH PLANNING
Per an update from Steve Garcia in the Planning Department on 07 Jan 2025, this projects application has been resubmitted (see linked PDF). We are awaiting the missing attachment which would specify the # of incentives and waivers this applicant is now requesting.
What has changed in this new application:
- A property owner not previously referenced is included: Purple Oxygen LLC of Hermosa Beach per State of California business registration. However, the address given for Purple Oxygen LLC is the same as the applicant, SCAH-LA / Richard Schloss.
- A new land use attorney lobbyist has been listed: DLA Piper LLP
- Kyndra Casper (kyndra.casper@us.dlapiper.com)
- Tracy Chu (tracy.chu@us.dlapiper.com)
PDF of the revised application’s attachment, which defines specifics of the developer’s “asks” regarding the 5 incentives and 1 waiver requested:
Based on this new application, the players involved have been updated to:
New Property Owner
- Purple Oxygen LLC.
- Mike Baum
- Mike@AspireRealtyAdvisors.com
- 310-850-2637
- (Note: un-named in prior application)
- SCAH-LA
- Richard Schloss
- richard@scah-la.com
- 310-880-8164
- 8549 W Wilshire Boulevard, Beverly Hills
New Land Use Counsel
- DLA Piper LLP
- Kyndra Casper (kyndra.casper@us.dlapiper.com)
- Tracy Chu (tracy.chu@us.dlapiper.com)
Published Date: 15 - DEC - 2024
STATUS & BABWP's TAKE
As of this writing, it’s our understanding Planning has sent the developer (Southern California Affordable Housing-LA) back to update their ED1 application. (Per a 11-15-24 email BaBWP received from Planner Steve Garcia.)
We will continue tracking the status of this application, but are cautiously concerned.
- While we applaud new affordable housing coming to our community, BaBWP has concerns about about this ED1 application and the developer SCAH-LA.
- Based on our research, there’s a worrisome lack of transparency about their activities.
- Plus SCAH-LA can potentially have a significant impact on Westchester’s downtown area, if this developer is found to own any of these other properties slated for ED2 development. Specifically: 8813 Sepulveda Eastway, 8814-8818 Sepulveda, and 8820-8844 Sepulveda.
Published Date: 28 - AUG - 2024
BUILDING & SAFE FILE #(s)
- Permitting Reference: Parcel # 096B165-988
- 1st Permitting Application # 24101-10000-00158
- Plan Check Job # B24LA08864
Published Date: 28 - AUG - 2024
WHO'S INVOLVED
Owner/Developer
- Southern California Affordable Housing LA (LLC)
- 805-490-5723
Legal Representation
- Richard Schloss of Karavas, Kiely, Schloss Whitman
310-294-1317
Land Use Consultant
- Jordan Beroukhim of Beroukhim & Company
- jordan@beroukhimco.com
- (310) 435-4594
LA Planning Application Manager
- Steve Garcia
- steve.m.garcia@lacity.org
- 213-978-1388
Published Date: 28 - AUG - 2024
PROJECT OVERVIEW
Building type: 100% Affordable with Density Bonus
# Residential Units
- Market Rate: 1 unit for building manager
- Affordable: 413 units
- 83 Moderate Income units (households making 120% of Average Median Income in LA)
- 329 Low Income units (households making 80% of the Average Median Income in LA)
Timing
- Planning Approval: TBD
- Start Date: TBD
- Construction Completion Date: TBD
- Construction Completion Date: TBD
- Occupancy Date: TBD
Other Specs (taken from Planning files, developer docs, etc.)
- Height: 8 stories
- Total of 187,363 sq ft
- Floor-Area-Ratio (FAR): ?:1
- Unit formats: ?
- Parking: ? appears to be subterranean, for 81 vehicles (not sure yet if that translates to 81 spaces)
- Open space: ? (assuming roof top amenities)
Published Date: 28 - AUG - 2024
BaBWP ROUGH DRAFT BUILDING SCALE STUDY (UNAUTHORIZED)