A five-story apartment building wrapped in blue tile and stucco is nearing completion at 10608-10614 W. Pico Boulevard in Cheviot Hills, replacing a stretch of commercial storefronts with 50 studio and two-bedroom units — and notably, zero parking spaces for cars.
The project, developed by Brennen Hakimian Holdings and designed by Warren Techentin Architecture, is set to include a gym, a recreation room, a courtyard and a rooftop deck, according to Urbanize LA. Ground-floor commercial space is also planned along the Pico corridor, which cuts through Cheviot Hills in West Los Angeles.
The building's missing parking garage is no accident. Plans for the project cite California's Assembly Bill 2097, which took effect in January 2023 and bars cities from enforcing minimum parking requirements on housing located within a half-mile of a major transit stop, according to Los Angeles City Planning. State guidance has only widened that exemption since: the California Department of Housing and Community Development notes that Assembly Bill 2553, passed in September 2024, broadened the definition of a major transit stop to include bus stops with peak-period service of 20 minutes or less, starting in January 2025.
Transit-Oriented Communities Incentives
That TOC review mattered because it unlocked the extra height and density the project needed. Brennen Hakimian Holdings used Transit Oriented Communities incentives that permitted a larger building than standard zoning would normally allow, per Urbanize LA's reporting. For a Tier 3 rail-station example, HUD USER describes a 10% set-aside for Extremely Low Income households, density increases ranging from 50% to 80%, and additional incentives under specified circumstances, according to a report published by HUD USER. The five deed-restricted studios planned at 10608 Pico amount to 10% of the building's 50 units.
The Affordable Units
Those five studios are designated extremely low-income housing.
A Rancho Park Neighborhood Profile discusses bus use and Pico Boulevard in the area. An analysis from Streetsblog Los Angeles discussed restoring or expanding transit-oriented planning near E Line stations.
Part of a Bigger Block-by-Block Shift
The Cheviot Hills project is not an outlier. A commercial building directly south of the Pico Boulevard site is slated to make way for a similar multifamily residential development, and Brennen Hakimian Holdings and Warren Techentin Architecture are also working on three multifamily buildings on Veteran Avenue in Westwood, per Urbanize LA. Across the street, an application filed with Los Angeles City Planning proposed demolishing commercial buildings at 10615 W. Pico Blvd. for a six-story, 66-unit project with eight extremely low-income units and a rooftop deck, as reported by Urbanize LA in September 2025.
Warren Techentin Architecture has leaned into this kind of transit-adjacent infill elsewhere on the Westside, including a proposed 33-unit building at 3648 S. Empire Drive in Palms and a 23-unit project at 2669 S. Redondo Boulevard in West Adams, Hoodline previously reported. Brennen Hakimian Holdings, meanwhile, is pursuing other Westside and Hollywood infill, including a 67-unit courtyard building at 1000 N. Alfred Street in Hollywood with seven low-income units, according to Traded.
Just blocks away, a seven-story complex with 40 units and ELI affordable housing is rising along the same Pico corridor, and a 43-unit TOC apartment project is underway near Metro's Expo/Sepulveda Station in neighboring Rancho Park — part of the same wave of car-free, transit-incentivized housing reshaping the Westside's commercial boulevards one parcel at a time.
