20 New Homes and JADUs Planned for Fellows Avenue in Sylmar

Comparison graphic showing the current vacant site and proposed Sylmar development

A vacant property at 13191 North Fellows Avenue in Sylmar could be developed with 10 two-story single-family homes and 10 attached junior accessory dwelling units.

The approximately 1.25-acre site is near Sylmar Elementary School, Olive Vista Middle School, Sylmar Park, Los Angeles Fire Department Station 91, and St. Didacus Catholic Church and School. The property sits in northeastern Sylmar between the Interstate 5 and Interstate 210 freeways.

The proposal, filed under Los Angeles City Planning case VTT-85315-SH-HCA, would divide the vacant property into 10 residential lots and one remainder parcel. No existing homes would be demolished.

The developer and property owner is identified as Art Property Group, Inc. Architectural plans were prepared by ARTdesign Studio, with Pattern Planning & Development serving as the project representative.

A Long-Vacant Piece of Sylmar

Historical aerial photographs dating to January 1, 1959 suggest the property was once part of a larger olive-growing area. Rows of trees visible across the surrounding land are consistent with an orchard. The parcel appears to have remained largely undeveloped for decades, making the current proposal one of the first major development plans for the site since the mid-20th century.

Historic aerial view of the Fellows Avenue property and surrounding former orchard land

The Proposed Development

The homes would be arranged along a central private driveway, with each lot containing a primary residence, an attached JADU and a two-car garage. Residential lots would range from approximately 4,132 to 4,919 square feet. The primary homes would measure about 1,728 to 1,748 square feet, while the JADUs would contain approximately 499 square feet.

Architectural rendering of the proposed Sylmar residential development

Plans show stucco-clad residences with brick accents, balconies, attached garages and low-pitched roofs. Building heights would generally range from approximately 24 to 29 feet.

Horsekeeping Zoning and Tree Removal

The property is zoned RA-1-K, placing it within a Sylmar horsekeeping district, although no equine facilities are proposed. The developer is requesting waivers or modifications from several horsekeeping requirements, arguing that standards for larger lots, corrals, access paths and designated horsekeeping areas would prevent development of the smaller residential parcels.

An arborist report identified 23 non-protected trees on the property, primarily Italian cypress, all of which are proposed for removal.

The development is being proposed under SB 1123, which expanded small-lot subdivision opportunities on certain vacant residential properties. The project remains subject to city review, and the final plans could change.