Warner Center Site Permitted for 316 Affordable Units Changes Hands

LADBS on July 2 issued a $32.0 million permit for a 7-story, 316-unit, 100% affordable apartment building in Warner Center, six days after the land under it changed hands. A deed recorded June 26 on the parcel at 21155 Califa St. carries a transfer tax implying a $14.0 million price.

For Valley builders, this is a 316-unit affordable job with a building permit already in hand.

Why it matters

The permit, 25010-10000-04147, was filed Sept. 22, 2025, and lists the address as 5909 N. Variel Ave. It sits on the same Assessor parcel, 2149-002-026, as the Califa St. deed. Whoever took title in June stepped into a project nine months into plan check and days from issuance. That is entitlement value, not raw land. The site sits in Council District 3, which covers the West Valley.

The numbers

The DTT-implied price is $14.0 million. The permit declares $32.0 million in construction value. That is more than double the implied land price, before soft costs and financing. The work is 5 levels of Type IIIA apartments over 2 levels of Type IA apartments and garage. The lot covers 114,099 square feet, about 2.6 acres, per the Assessor. The parcel currently carries an office building and surface parking. The recorded deed does not name a buyer or seller, and no developer of record appears on the permit data.

What’s next

The permit is issued, not finaled, and LADBS records do not yet show construction underway. We will track the parcel for inspections and for an Assessor ownership update naming the June buyer. More Valley activity is on our Los Angeles market page.