A triplex at 12508 W. Pacific Avenue in Mar Vista could soon be torn down to make way for a seven-story building packed with 60 one-bedroom apartments for low- and moderate-income renters, with no on-site parking planned for the site. The proposal comes from HVN Development, a fast-growing Los Angeles affordable housing builder that filed the application with the Los Angeles Department of City Planning.
According to Urbanize LA, the project would include a mandatory manager's unit and would rely on development incentives through the city's Citywide Housing Incentive Program, which permits a larger structure than what zoning rules would otherwise allow. Designed by Stockton Architects, the seven-story building would be clad in stucco, stone veneer, and siding, according to the same report. The Citywide Housing Incentive Program, created under Los Angeles's Housing Element Rezoning Program, offers density and height incentives for qualifying developments while requiring all affordable units delivered through it to carry a 99-year affordability covenant, according to Los Angeles City Planning.
A Cluster Strategy Along Pacific Avenue
The 12508 Pacific site isn't an isolated bet. HVN Development already has a recently permitted development one block east, at 12442 W. Pacific Ave., where the firm secured demolition permits in August to replace a six-unit residential property with a five-story, 42-unit affordable apartment building, also designed by Stockton Architects, according to The Real Deal. That project was initially proposed in late 2024 as a five-story low-income building, per the outlet.
HVN's footprint in the neighborhood extends further still. In February, the company submitted plans for an 81-unit, five-story affordable complex without on-site parking at 11848 Venice Boulevard, replacing two 1950s-era apartment buildings, according to The Registry Southern California Real Estate News. Venice Boulevard recently added dedicated bus lanes and bike lanes serving roughly 20,000 daily Metro transit riders, the outlet reports. HVN's work also extends elsewhere in Los Angeles.
How State Law Enables the No-Parking Model
How State Law Enables the No-Parking Model
Assembly Bill 2334 goes further, granting unlimited density and up to three extra stories of building height for residential projects where all units serve lower-income households earning up to 80% of Area Median Income in transit-rich or high-resource zones, per Urbanize LA. HVN founder Tommy Beadel has cited AB 2334 as a core statutory driver behind his firm's high-density model, the outlet notes.
From Single-Family Homes to a Citywide Affordable Housing Machine
Beadel founded HVN Development in December 2023 after serving as CEO of Thomas James Homes, a single-family homebuilder, before pivoting entirely to 100% income-restricted multifamily housing. The strategy has paid off quickly: HVN debuted at No. 34 on Affordable Housing Finance's 2026 list of top developers after breaking ground on 10 Los Angeles projects totaling more than 600 units in 2025.
City officials approved roughly 8,700 total new residential units across Los Angeles in 2025, and HVN Development accounted for nearly 10% of those unit entitlements, a striking share during a citywide construction slowdown driven by high capital and land costs. Between 2020 and 2024, Greater Los Angeles added 9,406 income-restricted apartments, with affordable units making up 20.5% of all new apartment deliveries across the metro area during that span.
The Pacific Avenue proposal also fits into a much larger state mandate. Under California's 2021–2029 Regional Housing Needs Assessment, Los Angeles is required to plan for 456,643 new residential units by 2029, including 184,721 homes designated as affordable for lower-income households. The mandate establishes a housing-planning benchmark.
Part of a Broader Pattern Across LA
HVN's parking-free, density-bonus playbook has also shown up elsewhere in the city. Hoodline has previously reported on an 81-unit, fully affordable proposal from the company on Lemp Avenue in North Hollywood, and on a similar no-parking tower in Westchester. Whether Mar Vista residents will embrace the same density remains to be seen, but for now, the 12508 Pacific application is still working its way through the Los Angeles Department of City Planning.
