A Decade in the Making: City Council Upholds Approval of Crest-Entitled Mixed-Use Project at 1410 Main Street in Venice
Los Angeles, CA — July 2026 — The Los Angeles City Council has voted to uphold the approval of a five-story mixed-use development at 1410-1422 S. Main Street in Venice, denying a neighbor’s appeal and affirming the City Planning Commission’s earlier decision. The vote marks a major milestone for a project more than a decade in the making — and a validation of the persistent, adaptive entitlement strategy Crest Real Estate developed alongside project developer Jason Teague.
The Project
The approved development, designed by Venice-based m_Royce Architecture, will bring a new five-story building to Main Street featuring 20 apartments in a mix of studio, one-, and two-bedroom layouts, approximately 3,676 square feet of ground-floor restaurant space, and parking for 28 vehicles. The design features a rooftop terrace deck and a distinctive exterior of perforated metal screening, adding a contemporary architectural presence to one of Venice’s most walkable corridors.
Utilizing the State’s density bonus program, the project will deliver four of its apartments as affordable housing at the very low-income level in exchange for incentives allowing a larger building than base zoning would otherwise permit — bringing much-needed housing, including deed-restricted affordable units, to a high-demand coastal neighborhood.
Renderings of the project are available here, and coverage of the City Council’s decision can be found at Urbanize LA.
A Ten-Year Entitlement Journey
Few projects better illustrate the value of entitlement persistence and strategic flexibility than 1410 Main Street. The developer’s original density bonus proposal for the site was denied — an outcome that would have ended many projects outright. Instead, Jason Teague partnered with Crest Real Estate to reassess the site’s potential and craft a new entitlement strategy from the ground up.
As conditions and applicable regulations evolved, the team pivoted once more, ultimately returning with a revised Density Bonus approach. That strategy proved successful: the City Planning Commission approved the project in March, and when a neighboring resident appealed the decision, the City Council’s Planning and Land Use Management Committee recommended denial of the appeal, and the full City Council agreed — upholding the approval.
Most notably, the final approved project is larger than what was originally proposed a decade ago. What began as a denied application ultimately became an approval for a bigger, better project — a testament to the power of revisiting a site with fresh strategy rather than abandoning it.
The Appeal
The appeal, filed by a neighboring resident, argued that the project should undergo additional environmental review based on claimed traffic impacts, and urged preservation of the existing structures on the site in place of new construction. After review, both the Council’s Planning Committee and the full City Council found the arguments unpersuasive and affirmed the Planning Commission’s approval.
The project also drew notable public support in coverage of the decision. Urbanize LA readers weighed in with comments including “This is a great building. More of this please!” and “This should’ve been by-right, with no chance to appeal…” — reflecting a broader sentiment that well-designed infill housing in transit- and amenity-rich coastal neighborhoods deserves a faster path to approval.
What’s Next
Because the project site is located in the coastal zone, the team anticipates the approval may face a further appeal to the California Coastal Commission. Crest Real Estate will continue defending the project’s approvals at every stage and working closely with the development team to carry the project across the finish line and into construction.
Why This Project Matters
The 1410 Main Street approval is a case study in long-horizon entitlement work. Coastal-zone housing projects in Los Angeles face some of the most complex and contested approval pathways in the state — layered discretionary review, active appellant communities, and shifting regulatory frameworks. Success in this environment requires more than a strong initial application; it requires the willingness to adapt strategy over time, the technical fluency to leverage evolving state housing law, and the persistence to defend approvals through every appeal.
Crest Real Estate is proud to have guided this project through denial, redesign, re-entitlement, approval, and appeal — and we look forward to seeing new homes, including new affordable homes, rise on Main Street.
Jason Somers, President & Founder of Crest Real Estate
With over 15 years of professional experience in the Los Angeles luxury real estate market, Jason Somers has the background, judgement and track record to provide an unparalleled level of real estate services. His widespread knowledge helps clients identify and acquire income producing properties and value-ad development opportunities.
Learn more about Jason Somers or contact us.
