Published Date: 20 May 2026
On May 19, 2026 the online magazine Urbanize LA published an interview with Tommy Beadel about HVN, the company he formed to focus on developing affordable housing. With 36 multi-family projects in process in LA, we felt the community might benefit from getting to know this developer’s philosophy and motivations. It’s worth noting Beadel’s company has a formula for delivering affordable multi-family housing. You can see evidence of that formula in his two Westchester ED1 projects: 9038 S Reading and 8911 Ramsgate.
As you’ll note in BaBWP’s “take” below, we expected Mr. Beadel to be successful at delivering quality affordable housing, in no small part because of his extensive experience developing single family housing in LA and “development machine” operation he’s created to execute his business mission.
Highlights:
“…I started HVN to bring the access of affordable housing to high-resource neighborhoods where people want to educate their kids and where people work…” (As noted on this website, there are several HVN projects in Westchester.)
“…I think the City of Los Angeles is the easiest place to develop real estate, which is a big statement…”
“…I built Thomas James (his single-family home development company) on a by-right entitlement path, and I built HVN development on a by-right entitlement path…”
Published Date: 9-July-2025
UPDATE: EXPECT SEPTEMBER 2025 GROUND BREAKING.
The Project Manager for this build has confirmed to BaBWP that financing is coming together and the team expects to start construction sometime in September, 2025.
Published Date: 15-Dec-2024
#1: STATUS & BaBWP's TAKE
Project approved on 25-Jul-2024.
Scroll down to #7 for a link to City Planning Determination letter.
As ED1 projects go, this is a respectable build project and we’re pleased to see this number of new affordable units coming to market in Westchester.
The Location
The Reading-Ramsgate neighborhood is very attractive to for-profit developers seeking to enter the ED1 game. There are multiple ED1 projects in the Planning pipeline for the area, which has long served as one of our community’s historically multi-family areas.
The Developer
This project’s developer is Tommy Beadel (founder of Thomas James Homes). He has a track record of mastering new market opportunities.
It’s clear from ED1 Planning applications filed by Tommy Beadel he and his team are working a formula. They understand ED1 Planning application requirements, and they’re getting projects approved all over Los Angeles with relatively quick turn-around.
In addition, this developer is committed to open space for community building. This building’s plan includes both a communal rear yard and and generous roof-top decks.
Published Date: 20 - NOV - 2024
#3: WHO'S INVOLVED
Owner/Developer
- Tommy Beadel (founder, Thomas James Homes)
- HVN Development, formed in 12/23, operating as 8911 Ramsgate LLC
- 7700 Irvine Center Drive, Suite 780, Irvine, CA 92618
- For-Profit Developer
Land Use Consultant
- Three6ixty
- 11287 Washington Blvd A, Culver City, CA 90230
- (310) 204-3500
Published Date: 20 - NOV - 2024
#4: PROJECT OVERVIEW
Building type: ED1 100% Affordable
# Residential Units
- Total: 79 proposed, 77 approved.
- 60 units for Low Income (80% of AMI) and
- 16 units for Moderate Income levels (120% of AMI)
- 1 Manager’s Unit or Office
Timing
- Application filed 31-May-2024
- Application approved 25-Jul-2024 (in 39 days)
- Construction Start Date: Sept-2025
- Construction Completion Date: Unknown
- Occupancy Date: Unknown
- Income restricted for 55 years.
Other Specs (taken from Planning files, developer docs, etc.)
- (1-4) All four yard set-backs reduced.
- (5) FAR beyond 3:1 max to 4.29:1
- (1) Open Space Waiver: reduced by 50% of requirement.
- (??) Plus 69% reduction in bike parking (from 61 to 20)
Additional Details:
- 2 lots combined, ~12,000 sq ft (0.28 acres)
- Replacing 2 duplexes, total off 4 units (~1600 sq ft, 2 bd, 1 bath each)
- Height: 55′ (5 stories)
- Total floor area = 41, 790 sq ft (FAR of 4.29:1)
- Auto parking = 0 spaces proposed and approved.
- Bike parking = 20 long-term, 10 short-term.
- Site previously entitled by Planning (9-Aug-2018) for a TOC Tier 3 project which did not go forward.
Published Date: 20 - Nov - 2024
4
#5: RENDERING & PLANS
Published Date: 20 - Nov - 2024
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#7: CITY APPROVAL & CONDITIONS LETTER
12 page document, PDF here: 8911 Ramsgate_Planning Determination Letter_ED1 100% Affordable.