The long-closed fast-food building at 10990 West Pico Boulevard in Rancho Park looks to be on borrowed time, with plans on file to clear the site for a seven-story mixed-use apartment building. The proposal calls for 85 studio, one- and two-bedroom homes stacked above ground-floor retail space and capped with a rooftop amenity deck.
Project details
According to Urbanize LA, the filing with the Los Angeles Department of City Planning outlines 85 apartments above roughly 3,268 square feet of ground-floor commercial space, along with parking for 72 vehicles. The developer is seeking Opportunity Corridor incentives and has proposed setting aside 15 of the new units for very-low-income households. Renderings describe a contemporary podium-style structure finished in stucco with wood accents and topped by a rooftop amenity deck.
Developer and design
RBM of California is listed as the project's developer. The company identifies itself as a Los Angeles-based affiliate of Tokyo's Residence Building Management Co., Ltd., as noted by RBM of California. The design team on the filing is credited to Kevin Tsai Architecture, a firm that describes itself as a multifamily specialist on its website.
Opportunity Corridor incentives
The application seeks to use Opportunity Corridor incentives, a component of the Citywide Housing Incentive Program, which can allow taller buildings and extra floor area in exchange for required affordable units and other public-benefit options. Per Los Angeles City Planning, those incentives are intended to channel more housing toward transit corridors while securing long-term affordability.
Where it fits on Pico
The project joins a growing cluster of development along this stretch of Pico Boulevard, including a 207-unit mixed-income complex planned across the street and additional projects near the former Westside Pavilion, as reported by Urbanize LA. Because the proposal is still at the filing stage with City Planning, it must move through administrative review and public comment before any permits are issued, giving nearby residents and businesses an opportunity to weigh in as entitlements are processed.
