Illustrative collage based on Google Street View images from August 2014 and September 2022 and architectural plans from Los Angeles City Planning case EAR-2026-5286-TOIA-SPPC-HCA. The proposed building is shown as a drawing.
A new six-story building with 25 residential units is proposed at 5412 Bellingham Avenue in Valley Village. The application, filed with Los Angeles City Planning on October 9, 2026, would bring a substantially larger residential building to a site formerly occupied by a duplex.
- Location: 5412 N. Bellingham Avenue, Valley Village
- Proposal: 25 units in a new six-story building
- Applicant: VLI Holding LLC
- Representative: Hamid Dehghan, HRD Arch Inc.
- Filed: October 9, 2026
- Case: EAR-2026-5286-TOIA-SPPC-HCA
- Status checked October 11: On Hold; no acceptance-for-review date or action date listed
The site before and after clearance
The dated Street View images show the house standing in August 2014 and a cleared lot in September 2022, several years before this application was filed. They do not establish the precise demolition date or connect that clearance to the current proposal.
Google Street View, August 2014: the house standing at the site.
Google Street View, September 2022: the cleared site behind plywood fencing. This is historical imagery, not a photograph of current conditions.
What the application requests
The city’s case summary identifies the proposal as a Transit Oriented Incentive Area, or TOIA, project. The requested incentives address side setbacks, open space and an additional story tied to multi-bedroom units.
For both the northern and southern sides, the applicant requests a 30 percent reduction from a nine-foot setback to 6.3 feet. The summary lists a proposed setback of 6.5 feet on each side. It also requests an open-space reduction using a standard of 10 percent of floor area or 15 percent of the lot. The filing’s calculation uses 17,652 square feet of floor area, yielding 1,765.2 square feet of open space, with 882.6 square feet identified as common open space.
The city’s housing incentives overview describes TOIA as a program offering incentives for housing near transit. The Bellingham case summary does not specify the number or income levels of any affordable units, parking count or construction schedule.
Proposed building drawings and possible garage access
The supplied elevations show the proposed building from several sides. The rear elevation appears to include a garage opening at ground level. Taken together with the location images, it looks as though vehicles could reach the garage via the alley off Vantage Avenue, but that access arrangement has not been confirmed with a site plan or the applicant.
Supplied architectural drawing: proposed front elevation. The drawing labels the entrance 5414; the city case lists the primary address as 5412 N. Bellingham Avenue.
Supplied architectural drawing: proposed side elevation.
Supplied architectural drawing: proposed rear elevation with an apparent garage opening. Vehicle access remains unconfirmed.
Google Street View, July 2024: the alley entrance off Vantage Avenue. This view provides access context; it does not confirm the proposed garage route.
Google Maps location image supplied for this report. Imagery date not established.
Permit history reaches back to 1937
The permit-history details supplied for this report reach back earlier than Redfin’s reported construction date: building permits were filed on December 22, 1937 by S. B. Gleason. A June 30, 1955 certificate of occupancy lists Mr. and Mrs. Frank Khop. A demolition permit was pulled on June 15, 2021; this permit date does not establish when demolition was completed. The September 2022 Street View image shows the lot cleared.
The 1937 filing and Redfin’s 1943 year-built field are different records. The reason for the discrepancy has not been established.
Redfin’s public-record information identifies the former improvements as a two-unit residence with two buildings, 1,631 square feet of living area and an 8,443-square-foot lot. It lists a 1943 construction date and a $1.3 million sale on December 5, 2017.
The property-history screenshots supplied for this report identify VLI Holding LLC as the owner and buyer in the $1.3 million transaction. Their transaction table gives November 15, 2017 as the sale date and December 5 as the recording date, distinguishing the transaction date from the date shown in Redfin’s sale history.
Names from the newspaper archive
The supplied newspaper clippings offer glimpses of people associated with 5412 Bellingham Avenue, then described as North Hollywood. These accounts and notices are presented below in chronological order. Their details have not been independently verified, and an address in a clipping does not establish property ownership.
Click any clipping to open the full-size image in a new tab.
April 1943: Edward Margoles
An April 20, 1943 report in The Van Nuys News and Valley Green Sheet identifies four-year-old Edward Margoles with the address and reports his drowning in Toluca Lake. This tragic account has not been independently corroborated.
The Van Nuys News and Valley Green Sheet, April 20, 1943, page 8. Newspaper account; not independently verified.
July 1943: Frank Khop and Mathilde Hornischer
A July 31, 1943 marriage-intention notice in the Los Angeles Evening Citizen News lists Frank Khop at the address and names Mathilde Hornischer.
Los Angeles Evening Citizen News, July 31, 1943, page 3. Supplied notice; not independently verified.
September 1946: Torchy Rand
A September 4, 1946 Valley Times report identifies Torchy Rand as a film actress and gives her address as 5412 Bellingham Avenue. It appears she lived here at the time. The article recounts her report of an attempted assault near Chandler Boulevard and Bellingham Avenue; that account has not been independently corroborated.
Valley Times, September 4, 1946, page 3. Newspaper account; not independently verified.
February 1948: George Arguiers
A February 20, 1948 Valley Times marriage-license listing associates George Arguiers with the address and names Donna Conant.
Valley Times, February 20, 1948, page 6. Supplied notice; not independently verified.
September 1963: Frank Khop
A September 13, 1963 Los Angeles Times death notice again associates Frank Khop with 5412 Bellingham and describes him as a former owner of Frank’s Little Vienna. The June 1955 certificate of occupancy also lists Mr. and Mrs. Frank Khop, providing a separate property-record connection. These references alone do not establish the dates or extent of any property ownership.
Los Angeles Times, September 13, 1963, page 34. Supplied notice; not independently verified.
Still an early proposal
As of October 11, the planning record lists the case as On Hold, without an acceptance-for-review date, hearing date or recorded decision. It does not state why the case is on hold. The filing establishes what the applicant is requesting; approval and a construction start remain unconfirmed.
For more neighborhood development coverage, revisit our October 1 report on the proposal for the former ABC Radio and KMPC property in Valley Village, or browse the blog’s Development & Architecture page.
Explore the site in Street View
The interactive Street View below is separate from the dated archival images above.
Alley entrance off Vantage Avenue
Explore the alley discussed as a possible garage access route. The supplied still image above is dated July 2024; the proposed access arrangement remains unconfirmed.
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