RBM of California Files for 85-Unit Pico Boulevard Project in Rancho Park

Key Points:

• RBM of California plans a 7 story, 85 unit mixed use project at 10990 West Pico Boulevard
•  Developer is using density bonus incentives in exchange for 15 very low income units
• The Westside corridor continues to see multifamily growth near UCLA’s Research Park

Westside Infill Play on Pico Boulevard

RBM of California has filed plans to redevelop a former restaurant site at 10990 West Pico Boulevard in Rancho Park. The proposal would demolish the one story building previously occupied by Zen Bakery and replace it with a seven story residential building with ground floor retail.

85 Units With Affordability Component

Plans call for:
• 85 studio, one, and two bedroom apartments
• 3,268 square feet of ground floor retail
• Rooftop amenity deck
• 72 parking spaces

RBM is requesting Opportunity Corridor and density bonus incentives, allowing a larger structure than base zoning would permit. In exchange, 15 units will be reserved for very low income households, defined in Los Angeles County as earning under roughly $53,000 annually.

 Density Bonus Strategy Across the Westside

RBM has used similar incentives in other Westside developments, including projects in Sawtelle and West Los Angeles. Nearby, a 207 unit mixed use project is planned across the street, while the former Westside Pavilion is being repositioned into UCLA’s Research Park. The clustering of new multifamily supply reflects continued demand in transit accessible, amenity rich Westside neighborhoods.

Why It Matters

With entitlement pathways increasingly tied to affordability set asides, density bonuses remain one of the most reliable tools for scaling housing production in Los Angeles. For investors, Westside infill continues to offer rent resilience and long term value, particularly near employment hubs like UCLA.

Final Thoughts

RBM’s Pico Boulevard proposal underscores the ongoing shift toward mid rise density along key Westside corridors. As more surface and low rise sites convert to housing with retail activation, Rancho Park continues evolving into a more vertically integrated residential node.