6
Fee-simple homes
SB 684 Small-Lot Homes · Culver City
The Helms VI
3562 Helms Ave · AC VII LLC · Tract map filed
SB 684
Ministerial pathway
Map filed
Current stage
Q1 2028
Target sellout (est.)
- Acquisition
- Entitlement
- Permits (RTI)
- Construction
- Sellout
The Project
Six fee-simple homes on a Culver City flats lot, with its tentative tract map filed.
The Helms VI subdivides one Culver City lot into six homes, each on its own parcel and sold individually with no HOA. It follows the same SB 684 sequence, with the same architect and development team, as The Culver VI and The Harter V.
The tentative tract map has been filed. Our SB 684 projects have taken about 12 months from entitlement start to ready-to-issue permits, trending toward 9 to 10.
Highlights
Why It Works.
Six homes, six parcels
Fee-simple ownership with no HOA, priced for owner-occupant buyers.
Tract map filed
Moving through the ministerial SB 684 approval pathway.
Culver City flats
A flat infill lot in a city with strong owner-occupant demand.
Shared design concept
Organic-modern interiors and private rooftop decks; final plans in progress.
Specifications
The Details.
Plans are conceptual and may change through entitlement, plan check and construction.
- Address
- 3562 Helms Ave, Culver City, CA
- Ownership entity
- AC VII LLC
- Program
- 6 fee-simple homes on individual parcels
- Pathway
- SB 684 ministerial small-lot subdivision
- Design
- Shared organic-modern concept; final plans in progress
- Developer & builder
- Thornton Development Group
- Status
- Tentative tract map filed
- Target sellout
- Q1 2028 (est.)
Design Concepts
Inside the Homes.
Organic-modern and earthy: light oak cabinetry and floors, travertine- and limestone-toned stone, soft plaster walls, matte black fixtures and layered, warm light, with a private rooftop deck for outdoor living.
Conceptual renderings for illustration only. Interiors show a shared design concept used across our Culver City SB 684 projects; final plans, layouts, square footage, finishes, fixtures, landscaping and amenities will vary by project and home and are subject to change. Furniture and décor are not included.
The Location
Why Culver City.
One of the most active places in Los Angeles County for SB 684: multifamily-zoned blocks in the flats, strong owner-occupant demand, and a location between the Westside and Downtown. SB 684 in Culver City →
A city of its ownAbout five square miles and roughly 40,000 residents, surrounded by Los Angeles’ Westside, with its own city hall, police, fire and planning department.
Studios and officesHome to Sony Pictures Studios and Amazon MGM Studios, with media and tech offices across downtown and the Hayden Tract.
SchoolsServed by Culver City Unified School District, a draw for the owner-occupant buyers these homes are designed for.
Getting aroundMetro’s E Line stops in Culver City, the Ballona Creek bike path runs to the coast, and Santa Monica, Downtown and LAX are all close.
Downtown Culver CityA walkable core of restaurants, theaters and the Culver Steps, with the Baldwin Hills Scenic Overlook nearby.
No Measure ULACulver City is outside the City of Los Angeles, so LA’s Measure ULA transfer tax does not apply. Culver City has its own transfer tax.
Investor Relationships
Interested in How We Work?
We develop Los Angeles residential projects alongside investors we know well, and the principals personally guarantee the project loans, never our investors. Project financials are shared privately, through each offering’s documents.
This page is for informational purposes only and is not an offer to sell or a solicitation of an offer to buy any security. Target dates are estimates, not commitments. Stages reflect the project as of October 2026. See Risks & Disclosures.