Fencing now wraps around a parcel at 6160 Variel Avenue and 21010 Erwin Street in Warner Center, a visible sign of movement on a seven-story apartment project that has been working its way through the approval process. The site is slated for a mixed-use building known as the Q Erwin, with plans calling for 263 apartments, including 31 live/work units, stacked above a large parking structure.
What's Planned for the Q Erwin
According to Urbanize LA, Balaciano Group holds approvals to build the seven-story structure, which would also include more than 51,000 square feet of non-residential floor area. That non-residential piece could include a maximum of 10 hotel rooms, 10 commercial spaces, roughly 13,500 square feet of office space and about 6,500 square feet of lobby and leasing-office area, per the same report. Newman Garrison + Partners handled the entitlement design, though permits reviewed by the outlet now indicate TCA Architects is designing the project.
A Woodland Hills neighborhood-council project listing describes a related proposal somewhat differently, putting the unit count at up to 269 residential units rather than 263. That same Woodland Hills neighborhood-council page lists 289,877 square feet of residential area, 51,684 square feet of non-residential uses, and 493 parking spaces across three levels, and names Sharon “Shawn” Evenhaim and Mountain View Condos Corp/California Home Builders as applicants.
Part of a Growing Q-Branded Portfolio
The Q Erwin is the latest in a string of Q-branded projects that Balaciano Group has brought to Warner Center, following the Q Variel, the Q Topanga, and the neighboring Q De Soto development, the report notes. Balaciano's 245-unit Q Variel at 6200 Variel Avenue was among the earlier entries in that pipeline, according to the Los Angeles Business Journal.
Q De Soto, meanwhile, has been described in differing terms depending on the source. Urbanize LA's coverage of that project put it at 375 residential units atop 24,500 square feet of ground-floor commercial space, with Newman Garrison + Partners designing the contemporary podium-style building. ConnectCRE, however, described Q De Soto as a 352-unit luxury mixed-use development and identified it as the third of five Q-branded properties planned for the neighborhood under the Warner Center 2035 plan.
A Neighborhood Transforming Around It
The Q Erwin site sits a short walk east of the former Promenade shopping mall, which was cleared to make way for a $10-billion mixed-use village centered on the Los Angeles Rams' new headquarters and practice facility, per Urbanize LA's report. That project, unveiled by Stan Kroenke in 2025 as Rams Village, is one piece of a much larger push to remake Warner Center's commercial core, according to the Los Angeles Business Journal.
The broader numbers help explain the pace of change. The city has set a goal of roughly 26,000 housing units across Warner Center by 2035, up from 6,200 units in 2008, the Business Journal reports. The district's 2013 Specific Plan allows for some 14 million square feet of new commercial development, yet only 3.1 million square feet had been approved for construction permits by the end of the plan's first decade — and of 2,500 housing units entitled in the plan's first five years, 981 later expired without ever being built.
Other large projects are also competing for space in the same transforming district. Wellpointe's Viva L.A. proposal at 6400 Canoga Avenue envisions a $2 billion, 2.2 million-square-foot development with four towers ranging from 34 to 42 stories and 3,200 deed-restricted affordable units for seniors, according to the Business Journal's reporting. Against that backdrop, the fenced-off lot on Variel Avenue marks just one piece of a Warner Center skyline that's shifting on multiple fronts at once.
