Alta Vista Apartments: An Early TOC Project in Hollywood
Located in an iconic Hollywood neighborhood, Alta Vista Apartments pairs a simple, clean design with a contemporary flare, adding to the modernizing character of this Los Angeles community.
ALTA VISTA APARTMENTS
Alta Vista Apartments - located within an iconic Hollywood neighborhood, this simple, clean design adds a contemporary flare to this modernizing LA community.
Client: NBB Developers
Status: RTI
Location: Hollywood, Los Angeles
Program:
Lot size - 15.400 sq. ft.
Building size - 28.000 sq. ft.
Stories - 3
Units - 20
TYPE 5A
TOC TIER 2
An Early Example of the TOC Trade-Off
Alta Vista was one of my team's earlier Transit Oriented Communities (TOC) projects, and it shows the density bonus trade in its simplest form: you want additional units, the city will give you additional units, provided some of those units go to restricted low-income rent. On this double lot, that trade came to giving up just one unit of the project's twenty to restricted low-income rent in exchange for the density bump that made the other nineteen possible.
It's a useful project for developers to look at precisely because the math is small and legible: one unit given up, meaningful additional density gained on the rest of the site.
Building Full Underground Parking to Fit Every Unit
Alta Vista also reflects an earlier era of multifamily development in Los Angeles, one where parking availability, not zoning or density allowances, was the real ceiling on how many units a lot could support. Fitting every allowed unit onto the site while still providing a full underground parking level took careful planning; at the time, squeezing in the maximum unit count without giving up parking was one of the clearest differentiators between a project that penciled and one that didn't.
Recent state and local changes, including AB 2097 and ED1, have since reduced or eliminated parking requirements on many qualifying sites. Alta Vista is a good reference point for what multifamily development in LA looked like before that shift.
Where the Project Stands
Alta Vista has reached RTI (Ready to Issue) status: plan check is fully approved, and the project is cleared for construction to begin once the permit fee is paid. The architectural and entitlement work is complete.
Considering a Multi-Family Project in Los Angeles?
My team and I work with developers across Los Angeles to find the entitlement path, TOC, density bonus, or otherwise, that gets the most out of a site. Schedule a consultation to talk through what's possible on your lot.