By Lilly Riddle
Los Angeles-based developer EGC Real Estate has submitted revised plans for its mixed-use development, “West Terra,” located at 1828 S. Western Ave. in Harvard Heights. The changes, filed with the Los Angeles Planning Department last week, capitalize on the recently enacted Assembly Bill 1287 (AB 1287), which offers density bonuses for projects incorporating affordable housing.
The original proposal, submitted in late 2023, outlined a six-story building with 189 studio, one- and two-bedroom apartments atop 6,000 square feet of ground-floor commercial space. According to a report from Urbanize Los Angeles, the updated plan envisions a taller, seven-story structure housing 224 apartments, still maintaining its mixed-use designation.
This increase in density is made possible by AB 1287’s “stackable” density bonus, per the report, which allows developers to add height and units if they include a certain percentage of affordable housing. According to the report, in order to meet these requirements, the West Terra project will now offer 17 units for very low-income households and 17 units for moderate-income households, replacing the initially proposed 28 very low-income units.
This revised approach reflects a strategic shift to cater to a broader range of income levels while still upholding a commitment to providing much-needed affordable housing. The inclusion of moderate-income units acknowledges the housing needs of those earning between 80 percent and 120 percent of the area median income, according to the report — a demographic often overlooked in affordable housing initiatives.
EGC Real Estate’s decision to leverage AB 1287 aligns with the city’s goals for denser development, according to the report. But it also showcases the company’s adaptability and responsiveness to legislative changes. By maximizing the project’s potential through increased density, EGC can potentially offer more housing options to the community while still maintaining financial viability.
The West Terra project is part of EGC’s ongoing efforts to develop housing in Central Los Angeles, according to Urbanize LA. The company is currently constructing an eight-story, 63-unit residential building on New Hampshire Avenue in Koreatown and recently completed a 67-unit mixed-use building on Vermont Avenue, also in Koreatown.
As the West Terra project moves forward, it serves as an example of how developers can utilize new legislation to create projects that are both financially viable and socially responsible, according to the report. By integrating affordable housing into a mixed-use development, EGC is contributing to a more diverse and inclusive community while meeting the growing demand for housing in Los Angeles.
