Helio is doubling down on Overland Avenue, filing plans with Los Angeles for two eight-story mixed-use buildings in Palms that together could drop nearly 400 new apartments onto the corridor. One project at 3738 S. Overland is slated for about 141 studio and one-bedroom units, while a larger companion at 3602 S. Overland is planned for roughly 258 apartments stacked over additional ground-floor retail. The pair of proposals extends a steady run of Helio developments reshaping this short Westside stretch.
Los Angeles Department of City Planning records show that the 3738 S. Overland application (DIR-2026-1915-WDI), filed April 16, 2026, seeks approval for an eight-story building with 141 studio and one-bedroom units, about 1,500 square feet of ground-floor commercial space and parking for 67 cars. A separate case (DIR-2026-1375-OC-WDI-VHCA), filed March 19, 2026 for 3602 S. Overland, describes an eight-story, 92-foot-tall structure with approximately 258 residential units above roughly 4,295 square feet of retail and requests Transit Oriented Communities mixed-income incentives along with other waivers.
Affordable set-asides and design
According to Urbanize LA, the 3738 S. Overland proposal would reserve 17 units for extremely low-income households in exchange for density incentives, and identifies Reed Architectural Group as the architect of record. The applications list entities linked to Helio, the Los Angeles-based developer already behind several recent Overland Avenue projects.
Retail and neighborhood impact
Local coverage has pointed out a nagging issue on Overland: new mixed-use buildings that open with dark, empty storefronts at street level. LA Digs has noted that properties like Ayra and Venue still feature vacant ground-floor retail, a reminder that adding apartments does not automatically translate into instant foot traffic for neighborhood restaurants and shops.
Both of Helio's latest projects remain in the entitlement phase, with planners assigned but no final approvals yet on the books, so any construction schedule is still up in the air. If the proposals move ahead, they are poised to accelerate the pace of development along this compact Westside corridor. Outlets such as LA YIMBY have been tracking Helio's recent Overland builds, while neighbors keep an eye on whether new retail, parking and transit options can keep up with the incoming wave of units.
