77-Unit Affordable Project Filed for 5003 N Kester Ave, Sherman Oaks

HVN Development has filed plans for a 77-unit, 100% affordable apartment building at 5003 N Kester Ave in Sherman Oaks, with zero on-site parking.

Why it matters

For Valley builders, this is a live test of whether an R3-zoned Sherman Oaks lot can carry five stories and no parking under the city’s 100% affordable incentive rules. The filing, City Planning case EAR-2026-5447-AH-VHCA, is pending review, not approved. The city case record lists the applicant entity as HVN Holdings, under principal Thomas Beadel, with Dana A. Sayles of Three6ixty as the filing representative.

The numbers

The case record describes a five-story building of about 55 feet with 77 dwelling units. It lists roughly 41,000 square feet of residential floor area and zero automobile parking spaces. The parcel is zoned [Q]R3-1-RIO. Units run one- and two-bedroom and are reserved for low- and moderate-income households, per Urbanize LA. The outlet names Stockton Architects, which it says works on all HVN projects, as architect. The request cites LAMC Section 12.22 A.39 and Expanded Administrative Review for a 100% affordable building. Urbanize LA reports the project is seeking bonuses through the Citywide Housing Incentive Program. No financing amount, land cost, or construction budget is stated in either source, and none should be assumed. The case was filed Oct. 20, 2026, and assigned Oct. 21; no hearing date has been set and the case has not been appealed.

What’s next

The application now moves through the Department of City Planning’s administrative review, with staffer Phillip Bazan assigned to the file. No hearing date, environmental determination, or decision appears in the case record yet. The site sits in Council District 4. A similar tax-default affordable filing at 10721 S Broadway shows the pattern playing out elsewhere in the city this month.