Published Date: 21 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: 21 May 2025
OUR TAKE: QUALITY ED1 PROJECT
Quality Building Design
- UNIT MIX: This project delivers a mix of 1- and 2-bedroom units, addressing a larger demographic with affordable housing. (Ideally, we’d like to see larger, more family-friendly units mixed into ED1 projects. However, LA ED1 applications seem to top out at 2 bedrooms, indicating for-profit developers aren’t able to generate enough margin to justify including larger units.)
- OPEN SPACE: The building also does a respectable job of providing community-building amenities, include a shared back yard and a generous roof-top deck. (There’s a full set of landscaping plans for the roof top deck if you’re curious.)
HVN Development LLC – Quality ED1 Developer
As a developer, Tommy Beadel has a highly profitable track record.
- His original venture: Thomas James Homes—a so-called “single lot” home developer—has projects throughout California (including Westchester-Playa), the Pacific Northwest, and Arizona.
- More recently, Beadel launched HVN Development LLC (aka Haven) with the tag line: “Modern solutions for affordable housing.” HVN Development is the entity building both this project and another approved ED1 project in the Metro Veterans Station / Reading-Ramsgate area.
This for-profit developer and his a mature operation deliver a number of ED1 project positives on the 9038 S Reading project:
- A commitment to smart open space design, thereby enhancing quality-of-life value for future residents;
- Adherence to ED1’s requirement for design variation (volume & colors) in the building’s facade;
- A track record making it more likely funding will result in the project actually getting built.
Published Date: 21 - May - 2025
WHO'S INVOLVED
Owner/Developer
- HVN (aka Haven) Holdings LLC
- Tommy Beadel
- Contact@hvndevelopment.com
- 949-782-6025
- 7700 Irvine Center Drive Suite 780, Irvine CA, 92618
Land Use Consultant
- Three6ixty
- Dana Sayles
- Dana@three6ixty.net
- 310-204-3500
- 11287 Washington Boulevard A, Culver City, 90230
Published Date: 21 - May - 2025
PROJECT OVERVIEW
Building type: ED1 100% Affordable
Replaces existing structures @ 9030, 9032, 9034 and 9038 South Reading Ave.
# Residential Units = 77 Units
Apartment Mix
- 24 @ 2 bedrooms / 1 bath
- 53 @ 1 bedroom / 1 bath
Qualified Income Units (per Project Plans Title Sheet)
- 3 @ Very Low Income
- 61 @ Low Income
- 12 @ Moderate Income
- 1 Manager’s Unit
Approved Planning Incentives – Off-Menu
- Reduced side yards: 5′-0″ in lieu of 8′-0″
- Reduced Open Space (50% Reduction). Open space includes first-floor community rear-yard area of 1787 sq ft and community roof deck of 2426 sq ft for total of 4213 sq ft.
- Floor Area Ratio (FAR) Increase: 4.15:1 in lieu of 3:1 or 38.33%
- Long Term Bike Parking Reduction (50% reduction). 32 long term bike stalls (vs 60) plus 6 short-term bike stalls.
Density Bonus Incentives Granted
- Density increase to 77 units max.
- Height increase, based on 100% affordable housing: 33′ increased to 56′ (5 stories)
Parking
- None required and none provided.
Timing
- Application filed: 10-31-2024
- Application assigned on 11-14-2024 to Luis Lopez
- Application status: Approved on 04-21-2025
- Construction Start Date: 09-2025
- Construction Completion Date: Unknown
- Occupancy Date: Unknown
Published Date: 21- May - 2025
WHAT THIS PROJECT IS REPLACING
