Demolitions Planned In Culver City Neighborhood Expecting Nearly 3,000 New Apartments

Offices and retail are set to be demolished to make way for more than 2,900 new housing units in Culver City’s Fox Hills neighborhood, an effort that will create a node of activity in the popular city.

“It's not a continuation of other multifamily in this immediate area — they're creating a new center of gravity with these projects,” CBRE First Vice President Kamran Paydar said of the three largest projects proposed for the area.

There are five projects slated for the triangle roughly bounded by Slauson Avenue, Centinela Avenue, the 405 Freeway and Canterbury Drive.

The already highly residential neighborhood has attracted attention from developers including Lincoln Property Co. and Blackstone, but longtime residents are concerned about the high concentration of new projects headed for their corner of the city. 

As of January 2025, Culver City has 4,201 housing units in the pipeline, and four of the five largest by unit count are in Fox Hills. The only outlier is the redevelopment of two office buildings at 10900 and 10950 Washington Blvd. that previously housed the offices of the NFL’s media company. Owner Hudson Pacific Properties is in the entitlement process for 508 units at the site, according to city records. 

Culver City, with its access to the Westside and freeways, is generally a desirable spot. Paydar, who was involved in the marketing and sale of a retail property for redevelopment at 6201 Bristol Parkway, said during that process his team encountered several buyers that were targeting Culver City for multifamily and were looking for a variety of opportunities, be it vacant land or redevelopment sites. But what has led many to Fox Hills is the opportunity to scale.

“The reason why you're seeing the larger developments in Fox Hills is a reflection of the vacant sites or the underutilized sites, their size and also their location — a very ideal location along many different transportation corridors,” Culver City Planning and Development Director Mark Muenzer said.

The city has designated some of these sites to accommodate 100 units per acre, a density that some Fox Hills residents say is attracting too many large projects to the neighborhood.

By far the largest project proposed for the area is the redevelopment of a business park that was owned by PS Business Parks. Blackstone acquired PS Business Parks in 2022. 

The 8.3-acre project would raze the business park and replace it with 1,077 units and about 6K SF of retail in a seven-story complex. Blackstone declined to comment on the project. 

Across the street from the Blackstone site, a now-vacant 7-acre strip mall-style retail property previously known as Fox Hills Plaza is slated to be replaced by 846 apartments, 36 of which will offer below-market rents. 

But with so many new projects in the works for this corner of Culver City, neighbors are concerned. 

“It’s one thing to put housing here, but it’s an outright assault on Fox Hills in terms of the amount of housing they’ve proposed here,” Fox Hills Neighborhood Association President Judi Sherman said. 

The city is required to create conditions through zoning for 3,300 new units to come to the city by 2029. Sherman is concerned that the majority of those units are coming to this particular corner of the city, which she said is already one of Culver City’s densest. 

Sherman’s neighborhood group has been tracking the updates to city planning guidelines made in anticipation of state mandates and has been encouraging neighbors who are worried about the impact of all these new units to attend community and council meetings and voice their thoughts on the matter. 

The entitlement process takes time, and with such large projects, construction is likely to take awhile too. Sherman knows that not all units will come online at the same time — some may not come online at all — and is quick to say she isn’t a NIMBY or against adding new housing to the city or her area.

“The big issue is the way they planned it, that Fox Hills will carry the whole burden of all the housing that has to be built [in Culver City] by 2029,” Sherman said. 

In addition to the PS Business Parks and Bristol Parkway projects, developments in the works at 100 Corporate Pointe, 5730 Uplander Way and 5700 Hannum Way would all replace office properties with housing units. 

Part of the reason it worked out this way is the simple supply of larger, formerly commercial parcels in the area, Muenzer said. Sherman said there are other areas of the city where there are commercial properties, such as along Jefferson Boulevard, where similarly large developments could go. She also pointed to the Hayden Tract area of Culver City, a longtime office and creative district that will now be open for residential development. 

Partially as a response to neighbors’ concerns, the city is starting a Fox Hills Specific Plan process, which will include in-depth neighborhood planning for the area, Muenzer said. 

“There is a recognition that there are new residential units — a large number — being proposed and that there needs to be more in-depth neighborhood planning to make sure that the services and that these buildings are ingrained in the neighborhood as much as possible,” Muenzer said.