Appeal Challenges Storm Properties' 104-Home Bassett Village

Los Angeles County supervisors heard an appeal Oct. 27 against entitlements for Storm Properties’ Bassett Village, a proposed 104-unit development on a shuttered elementary school site in the unincorporated Bassett community near Baldwin Park and El Monte.

The appeal targets Project No. PRJ2025-002162-(1), which bundles a vesting tentative tract map, a conditional use permit, an oak tree permit, an administrative housing permit, and a statutory CEQA exemption into one entitlement package, according to the Board of Supervisors’ Oct. 27 agenda for Supervisorial District 1, represented by Supervisor Hilda Solis. The agenda item does not name an appellant, and it was not clear from the public record who filed the appeal or why.

The project would convert the former Florence Flanner School site at 1314 Le Borgne Ave, land owned by Bassett Unified School District, into 104 detached condominiums on 8.5 acres, per the agenda text. Storm Properties first disclosed the plan in May 2026, when The Real Deal reported the builder was pursuing roughly 104 townhome-style units across 20 buildings with private two-car garages, with a construction start then targeted for as early as November 2026. The project has since moved further through county review, trading the zone change and general plan amendment path for the tract map, CUP, oak tree, and housing permits now under appeal.

Why it matters

For homebuilders evaluating surplus public land in unincorporated LA County, Bassett Village shows how much schedule risk can still stack onto a project after it clears a CEQA exemption. The appeal bundles four separate entitlements into a single hearing, so one challenge can stall the tract map, the CUP, the oak tree permit, and the housing permit all at once. The Los Angeles market has leaned on closed schools and other obsolete public parcels to add housing supply where raw land is scarce. This appeal tests how durable that pipeline is once a project reaches the county hearing stage.

The numbers

Storm Properties is pursuing 104 detached condominiums on the 8.5-acre site, with 16 of those units set aside as affordable at the lower income level and subject to long-term maintenance. The project also calls for more than 100,000 cubic yards of grading and the removal of two non-heritage oak trees, per the Oct. 27 agenda item.

What’s next

The Board of Supervisors took up the appeal Oct. 27, but the outcome is not yet confirmed in the county’s public Statement of Proceedings. Until that record posts, it is not known whether the board upheld, denied, or continued the appeal. The construction timeline Storm Properties once projected, starting as early as November 2026, remains unresolved, and the builder has not said how it would respond if the appeal succeeds.