Category: Small Lot Development

10 Blackburn | 8408 Blackburn Ave

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10 Blackburn
8408 Blackburn Ave
Los Angeles CA 90048

10 Blackburn is a brand-new small lot development in Beverly Center. Built in 2019 by WCH Communities these townhouses have Modern designs and are 3 Bedroom 3.5 bath that range in size from 1,700 to 1,800 sqft. I love the Kitchens, rooftop decks, and attached 2 car garages. The Location is very close to both the Grove and Farmers Market, restaraunts on 3rd, and the newly revamped Beverly Center.

Location

Real Estate

There are 10 townhomes at 8408 Blackburn in total. Townhomes #1 and #6 are street facing (#6 is the largest floorplan and the most expensive) and have street entrances. Townhouses 1-5 on the East side have “A” floorplans that are slightly smaller and the 2nd bedroom has a reach-in closet instead of a walk-in closet. Townhomes #6-#10 on the west side have “B” Floorplans and are slightly larger and are slightly more expensive.

Each townhouse comes with an attached 2 car garage. There is 1 full space, and 1 compact. The Garages have an electric vehicle charger. On the main level is 1 bedroom with its own bath- this works great for a guest bedroom or a home office. Up the stairs leads to a big open living room and combined dining room with Quartz counters, GE Profile appliances, and European cabinets. Sorry, no fireplaces. A sliding glass door leads out to a balcony that overlooks the driveway. The Developer finishes included dark European Wide Oak plank flooring throughout including the stairs and bedrooms.  I like that the 2nd level as a powder bathroom, this is great for guests. Up the stairs to the 3rd level are 2 bedrooms and the laundry closet. Units have gas so gas ranges and gas dryers. The master bedroom has its own walk-in closet and master bathroom. Each bedroom has its own en suite bathroom. Up the stairs to the rooftop, there is a large outdoor area that has a gas stub for BBQ and hose bib for water plants. The views from the roof deck are incredible!

Prices are $1,400,000 to $1,600,000.

Association 

Small Lot developments are individually owned homes. You own the land underneath, however, there is usually a small maintenance fee to pay for the common areas. 10 Blackburn has a $95/mo. maintenance fee that pays for the upkeep of common area driveway, mailboxes, retaining wall, and landscaping.

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Silverlake 70 | SL70

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SL 70 Exterior

SL 70 – Silverlake 70
Clifford St & Glendale Blvd
Los Angeles CA 90026

Silverlake seventy logo

SL70 is 70 small lot homes located right on the border of Silverlake and Echo Park on Glendale Blvd (it’s on the Silverlake side of course!). SL 70 was built by Trumark homes in three phases between 2014 and 2015. JZMK Partners were the architects for this project. Trumark paid $12 million for the 2.3-acre lot. If you like SL70, you might want to check out nearby small lot developments: 36 on Echo, and Morton Village.

One of the interesting things you will notice right away about SL 70 is the community’s interesting street names: Edendale Lane, Silent Era Drive, Fox Lane, Tom Mix Road, Polyscope Place, Selig Drive. The developer wanted to pay homage to the very interesting history of this area with SL70’s street names. In 1909, this neighborhood was home to Los Angeles very first silent movie studio!

Selig Polyscope Studio 1910 (Mission Revival Architecture)

Selig Polyscope Studio 1910 (Mission Revival Architecture)

It was called Selig-Polyscope Studio named after its owner William Nicholas Selig. Several Studios sprung up around Selig Polyscope and from 1910-1920 when they were in their heyday, hub to the burgeoning Los Angeles silent film industry. Back then the area was called Edendale, a name which has fallen by the wayside and encompassed parts of Echo Park, Los Feliz, and Silverlake.

Tom Mix and his trusty steed Tony

Tom Mix and his trusty steed Tony

Tom Mix was Selig studio’s Western star- he always wore his trademark 10-gallon cowboy hat. Fox Lane in SL 70 is named after Eponymous Fox Studios founder William Fox who came to the neighborhood later in 1917. Fox bought Selig studios which were struggling financially at that time.

Fox had played Selig studio silent films (among other studios like Boigraph, Essanay, Kalem, Lubin, Pathe, Vitagraph), in his numerous East Coast movie theaters. Starting in 1915, Fox expanded from building and buying movie theaters to also producing films. The Selig studio was Fox’s first studio on the West Coast. He wasn’t there long though, a year later in 1918, Fox moved from the Selig lot, which was .75 acres to a 15-acre site at Sunset and Western. After Fox left the Selig studio changed owners a few times and then fell into disrepair and was demolished. The advent of Sound in motion pictures, known as “talkies” in the 1930s and the rapid expansion of the movie industry in Los Angeles, quickly left humble Elendale behind as filmmakers moved to more glitzy and glamorous Hollywood. Does a bit of “silent era movie magic” still linger in the air? It is rumored that Charlie Chaplin invented his famous little tramp character here. Perhaps it does.

Location

Glendale Blvd is a major thoroughfare. It reminds me a lot of Olympic Blvd in Miracle Mile, although it is much shorter. Six lanes of traffic traveling both ways. SL 70 is very close of the entrance to the 2 freeway which takes you straight to Glendale, and the 5 FWY which will take you to Burbank. Downtown Los Angeles is a hop, skip, and a jump. Not to mention you live in Echo Park/Silverlake.

SL70’s location isn’t very walkable. The length of Glendale Blvd from Sunset to the (2) FWY doesn’t have that many points of interest right now. I expect in the future to see more business move in as the area is currently undergoing an urban renaissance. There is a hip Hot Yoga studio right next store called Modo Yoga and a Vintage Record Store, Mono Records, to pick up some rare vinyl. If you are a musician Bedrock studios will be right up your ally- you can rent a practice space there. Bedrock also has a cool pinball room for retro gaming. More likely than not you will be doing your grocery shopping at Vons at Glendale and Montana (I love the architecture of that place, reminds me of Lautner’s Garcia House).

SL70 may not be very walkable, however, it is absolutely bikable. you are just a short bike to Silverlake Reservoir and dog park, although SL70 has a small dog park on site and all the business and restaurants on Sunset Blvd.

Real Estate

SL 70 Sales brochure

sitemap SL 70

Like many small Lot Developments these homes are designed as 3 story townhouses to maximize square footage, with roof top decks in lieu of a yard (except for floor plan 1 which has no rooftop deck), and side by side 2 car attached garage.It is not cost effective to add elevators so there are stairs to each level.

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Rooftop Deck

SL 70 has four different floor plans- they are numbered: 1,2,3,4 respectively. Floorplans 1,2, and 4 are two bedrooms, and floorplan 3 is three bedroom. SL70 is built on the smaller side for a small lot development to keep the homes affordable. Sizes range from 1,200 sqft to 1,500 sqft (I have seen some small lot developments go as high as 1,800 to 2,200 sqft). Original Prices are $600,000 to $800,000.

What the smaller size means for owners is that bedrooms are going to be a little tight and not have as much closet space. Another space saving trick the developer used was they moved the powder room which usually goes on the second floor along with the open living room, dining room, and kitchen, to the downstairs off the entry and two car garage on the ground level. The Laundry room is a laundry closet which is big enough for a stackable Washer Dryer but not a side by side. It’s a little inconvenient for guest to walk downstairs to use the powder room but not a big deal- I’d be happy I have a powder room in the first place!

These homes have an outstanding price for new construction in this area.

SL70-Residence-3-Kitchen1

Kitchens are tricked out with Bertazzoni 30” stainless steel range, Bosch Dishwasher, Microwave, and fridge. The kitchens have Quartz countertops, an island with room for seating, and European style cabinets. You get beautiful hardwood flooring on the second floor (**cough cough** Morton Village tile) and carpet in the bedrooms upstairs.

SL70-Rooftop-View

 

You get a surprising amount of view from the rooftop balcony. 10-foot high ceilings in the Living Room and Tankless water heaters.

Homes that are closer to Glendale Blvd will get street noise so I’d expect them to sell at a slight discount to homes further away from Glendale Blvd.

Amenities

SL70 dog park

There is a small dog park on the property, otherwise, there are no other amenities.

Home Owners Association

There is no HOA per se since these properties are technically houses where you own the land underneath and they share no common walls. However, there is modest maintenance fee to maintain the common area driveways. It’s important to remember that unlike a condo, you are responsible for the maintenance on your home.

Are you ready to see this incredible property? Have any more questions? Please call me directly at (310) 388-7332.

 

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Morton Village

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Morton Village
1641 N Morton Avenue
Los Angeles CA 90026

Morton-EXTERIOR-CMYK

Morton Village is a small lot development in Echo Park, completed in 2015  by developers Van Daele Homes and Fifteen Group. Morton Village is similar to its nearby small lot developments 36 on Echo, which came a few years earlier in 2012, and also recently finished SL70. Morton Village consists of 15 new construction detached townhouses with rooftop decks, and three restored 1900’s bungalows. Both entrances to the development have electronic gates. Morton Village owners enjoy excellent walkability, great floorplan flow, high quality contemporary finishes, and beautiful downtown skyline and rolling hill views.

 Location

Located near the intersection of Morton and Echo Park Avenue, there is a small commercial building which is the heart of the community. The main watering whole is Chango, which serves coffee and pastries. Travel down echo Park Blvd to Sunset and there is a host of restaurants and bars to choose from. Insider tip: there is a taco truck that sets up in the Walgreens parking lot each night if you have a late night craving for carne, pollo, or carnitas. Being in Echo Park, Elysian Park and Dodger stadium are nearby. I know residents who like to stay fit by hiking the stairs and running the trails in Elysian Park. Sunset Junction is a bit of a trek but still within reach. Some of my favorite bars in the neighbood are the Thirsty Crow, 4100 Bar, El Prado, and the Echoplex.

Real Estate

Morton Village Brochure

Mortan Village Site Plan

Townhouses: There are four-floor plans for the townhouses (A1, A2, B, C) See Brochure link above. A1,A2, and B are   2Br/2.5 Bath  ~1,500 – 1,600 sqft. Original Prices for these range from $800,000 to $900,000. C floor plans are a bit larger but have a weird layout. One big plus of these townhouses is the two car, attached garage. Believe it or not, in Echo Park, there are a decent number of houses that have no parking at all, and street parking can be very challenging because there are quite a few apartment buildings in the neighborhood which means a lot of cars parking on the street. One of the developer upgrades available is a bike rack, and yes there is room to store bikes in the garage also. I like the 8 ft entry doors that create a dramatic entrance. The standard size for an entry door is 80 inches or about 6.5 Ft so these taller doors definitely create a grander entry.

Morton Village Finish package

Finish Packages

 

Going upstairs from the ground level you enter the main living area on the second floor with an open floor plan concept.

Morton-GREAT-ROOM-KIT-CMYK

The Kitchen countertops are all Quartz, and the kitchen has a huge island that can substitute for your Dining Room table if you don’t cook that much, otherwise, there is a huge Living Room/dining room area that has plenty of space for a 6 person dining table. The European style Cabinets in the kitchen really accent the space. All the appliances in the kitchen are Bosch stainless steel. There is a guest bathroom, plus a balcony off the living room that complete this level.

Morton-MASTER-CMYK

Upstairs on the third level is the 2 bedrooms each with their own bathroom. Bedrooms are carpeted with Berber. The master bedroom is 12′ x 14′ and has a walk-in closet and m and the laundry room is on this level.

IMG_20150830_151225444

Up from there is a huge 20 ft x 30 ft rooftop deck perfect for hanging out and enjoying the view or having a BBQ.  The homes have a tankless water heater.

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Morton Village Bungalows Under Construction

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Bungalows: The bungalows are a lot smaller than the townhouses, they range in size from 600-700 sqft and are 1br/1 ba but have a little yard. Prices for these range from 500K-600K. You may think they look a bit odd- the developer promised to preserve these historical bungalows which is why they weren’t torn down. Instead, they were remodeled completely.

Morton Village Amenities

No Common area amenities, which translates into a very low maintenance fee. There are 6 Guest parking spaces.

Home Owners Association

There is no HOA since these properties are houses, however, there is a maintenance fee of $200/mo to maintain the driveway and electronic gates. It’s important to remember that you are responsible for the maintenance on your home.

If you have any more questions or if you are ready to see Morton Village please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly.

 

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1400 N Fuller | Row 3 West Hollywood

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Row 3 1400 N Fuller Ave

Row 3
1400 N Fuller Ave,
Los Angeles CA 90046

Row 3 West Hollywood

Row 3 is a brand new contemporary designed 19 unit detached townhome style condo project adjacent to West Hollywood in the best area of Hollywood. The townhomes are technically single-family homes because they take advantage of Los Angeles’ small lot ordinance.

LOCATION 

Located on the 1400 North block of Fuller in-between Fountain and Sunset, Row 3 is just a block outside West Hollywood City limits. The neighborhood is high density with a mix of apartment buildings, condos, and a sprinkling of a few single family homes. Row 3 is the first small lot development in the neighborhood.

Rock and Roll Ralphs

For Grocery stores, you have nearby Rock and Roll Ralphs for the affordable option, and the Whole Foods at Santa Monica and Fairfax if you desire organic products.

This area of Hollywood is known far and wide because it has Guitar Center’s very first and flagship store (complete with an onsite Rock and Roll museum!). Guitar Center on Sunset is a great LA landmark for giving directions and is why Ralphs on Sunset has been nicknamed ‘Rock n Roll’ Ralphs- you see a lot of rockers around the neighborhood who are shopping for guitar amps, drums, keyboards, and other musical instruments.

There are some very good local dining options in walking distance to row 3. Aroma Café has fresh pastries and a very big variety and seems like they are always packed even on weekends. Their prices are reasonable. The Brazilian LA based Bossa Nova restaurant is another local favorite for date night (I love fried Plantains and their yucca root powder is very flavorful). Vintage Enoteca is a great local spot that is run by the owner, they have an excellent wine menu, and coffee and low key atmosphere. Then you have El Compadre– this dimly lit Mexican restaurant has a really great bar for meeting people in a group and their mole is very good.

There are two really great parks closeby- Plummer Park with its great tennis courts is within walking distance and Runyon Canyon which everyone loves to walk their dog or do a hike. Great views when you get to the top!

The West Hollywood Target/Best Buy is right down the street on Fountain and Sunset for all your everyday shopping needs.

Property Details

Row 3 West Hollywood Map

 

Row 3 is 19 townhomes, that are arranged in three rows (which is how it gets its name). The Center row has the largest units around 2,200 sqft. The outer two row units average around 1,750 sqft. All units are two or three bedrooms and are 4 stories. The first Story has two car garage, and if the unit is a 3br a bedroom unit, the 3rd bedroom is on ground level. The 2nd level has kitchen, living room, and guest bathroom. The Third level has two bedrooms, two baths, and laundry, and the fourth level is the top rooftop deck. There are no common walls, and there is 2 inches of airspace between each home.

Thanks to the small lot ordinance, owners of a Row 3 townhouse own the land that is under the building footprint, unlike typical condos where you own the airspace within the walls of the unit and all the land is considered common area. The developer of Row 3 considered putting elevators into the units, but ultimately decided against it because they wanted to keep prices in the 900’s. 

Intracorp Companies is the builder of Row 3- they have done projects in cities all over the US including Seattle, Hawaii, San Diego, San Francisco, and LA.

Single Family Townhouses Amenities:

 

-Contemporary Design

-Legally Single Family Homes

-2 inches of airspace in-between townhouses

-Master Bedroom with en suite Master Bath and Walk In Closet

-Hardwood Flooring

– Awesome Private Rooftop Deck!

-Modern Kitchen with Stainless Steel Appliances worthy of name-dropping: Bertazzoni, Leibherr, Bosch  and Pull Out Pantry.

-CATV wiring

-Laundry on bedroom floor

-No HOA dues (only a maintance fee of $100/mo or so)

 -2 Covered Parking Spaces

Kitchen

Kitchen

1400 N Fuller bedroom

Masterbedroom

  

Rooftop Deck row 3 1400 N Fuller

Rooftop Deck

 

Parking & Laundry

Two car covered parking in Private Garage. Stacked washer dryer in unit, with gas hookup on bedrooms level on third floor. There are 5 uncovered guest parking spaces at the rear of the property that are available for any resident to use on a first come first served basis.

Pricing

 Prices Range between $950,000 and $1,100,000 and they sell very fast.

Home Owners Association

 There is no Home Owners Assocation. As an owner you are responsible for any maintenance on your townhouse, as well as paying all of your own utilities- it’s a house. There is a non profit corporation set up to maintain the driveway and other shared elements of the development however this entity does not own any real property. The driveway is an easement on each owners lot.

There are CC&Rs and a board. The board has a design review committee that regulates the exterior of each unit. Rental policy is very liberal in the CCR’s- all leases must be in writing and be at least 30 days in length. No window tinting. There is a small $100/mo. maintenance fee, which pays for maintaining the common area driveways and community insurance, etc. The CCR’s restrict townhouses to residential use, so these are not live/work.

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