A single-family home at 9537 Lemona Avenue in North Hills is slated for demolition, with plans to replace it with 10 new townhome-style residences, each built with its own junior accessory dwelling unit. The property, located near the Pacoima Wash, sold earlier this year for approximately $1.1 million, according to city records.
The existing home is set to be razed and redeveloped with townhomes, according to the application, as reported by Urbanize LA. The project comes from applicant Igor Latsanovski, and the proposal would subdivide the lot into 10 parcels, each developed with a new single-family home paired with a junior accessory dwelling unit.
Every planned home would stand two stories tall, with three bedrooms upstairs alongside additional living space, and a two-car garage on the ground floor below. Zeitouny & Associates, Inc. is serving as the project representative, according to the filing.
Leaning on State Density Laws
The project's plans rely on SB 1123 and SB 684, two state measures that streamline the development of townhome-style projects with up to 10 homes, per the same report. State legislative records describe SB 684 as covering “land use: streamlined approval processes: development projects of 10 or fewer residential units on urban lots under 5 acres,” according to California Legislative Information. SB 1123 is listed in the same legislative database as addressing “planning and zoning: subdivisions: ministerial review.”
Los Angeles city planning materials state that SB 684 took effect on July 1, 2024, establishing a ministerial approval process for a parcel map or a tentative and final map for a subdivision resulting in 10 or fewer parcels, according to the Los Angeles Department of City Planning.
Part of a Broader Pattern in LA
The Lemona Avenue proposal isn't an isolated case. Another townhome-style condominium development was recently pitched for a corner lot at 15109 W. Rayen Street, also in North Hills near the Pacoima Wash, according to a separate Urbanize LA report. Elsewhere in the city, a similar SB 684 subdivision has been proposed at 1467 West Ridge Way in Echo Park, where developer Streetlamp Partners is seeking to build 10 three-story townhomes while retaining an existing residence, as reported by LA YIMBY.
The 9537 Lemona Avenue filing reflects how state lawmakers have moved to ease the path for small-lot subdivisions across California, with Los Angeles City Planning and other city departments also addressing SB 684, SB 1123 and AB 130 in connection with a ministerial approval process for housing development projects, according to an October 28, 2025, City of Los Angeles inter-departmental memo. For now, the North Hills project remains in the application stage, with the site's single-family home still standing near the Pacoima Wash as the proposal moves through review.
