The Killion Project
A quiet addition to the neighborhood, this project balances privacy and community. Compact yet efficient, it serves as a model for how thoughtful design can maximize limited urban space.
Location: North Hollywood, Los Angeles
Project Type: Market-Rate Multifamily
Size: 20 Units
Construction: Type V Wood-Frame Construction on Slab-on-Grade
Key Features: Roof Deck, Elevator, Common Area Amenities
Key Role: Project Rescue & Completion
Status: Certificate of Occupancy Issued
Project Context: A Legislative Opportunity
This project leverages California Senate Bill 9 (SB 9), landmark legislation that unlocks single-family zoned lots for denser, “missing middle” housing. Located in the vibrant but rapidly appreciating NoHo Arts District, this project directly answers the critical need for affordable housing in a community rich with transit and amenities, providing 15 modern homes on a lot previously restricted to one.
Location: North Hollywood, Los Angeles
Project Type: Market-Rate Multifamily
Size: 20 Units
Construction: Type V Wood-Frame Construction on Slab-on-Grade
Key Features: Roof Deck, Elevator, Common Area Amenities
Status: Certificate of Occupancy Issued
Project Context: A Project in Crisis
This 20-unit apartment project in North Hollywood was a cautionary tale. After two years of work under the original contractor, the project was stalled, failing, and on the verge of collapse. Progress had stopped, with the wood frame structure sitting exposed and incomplete. The developer’s investment and the lender’s capital were at significant risk.
Xtraunit was brought into this chaotic situation not by the developer, but by the lender’s fund control company, who needed a highly competent and trustworthy partner to assess the damage and, if possible, salvage the project.
The Challenge
We inherited a project plagued by systemic failures:
- Massive LADBS Corrections: A mountain of correction notices stood in the way of passing crucial rough inspections. The previous team was unable to resolve complex code violations within the wood-frame structure.
- Failed Systems & Poor Workmanship: Critical systems were improperly installed. We identified major issues with the fire sprinkler system, obstacles and clearance, incorrect plumbing system, and non-compliant fresh air ventilation . The construction of the roof deck also had significant structural and waterproofing deficiencies.
- Broken Relationships & Mismanaged Funds: Subcontractor relationships were broken, trust evaporated, and project funds were mismanaged, leaving a trail of disputes and unpaid invoices.
- Imminent Failure: The project was unable to be enclosed, leaving the wood structure exposed to the elements and at risk of deterioration.
The Xtraunit Solution: Forensic Expertise and Disciplined Execution
Our first step was to act as construction forensics experts. We conducted a top-to-bottom audit of the entire project to diagnose every deficiency and create a clear, actionable path forward.
- Triage and Strategy We systematically categorized all outstanding issues, prioritizing the LADBS corrections that were preventing the project from being dried-in. Our project managers met with city inspectors to understand their requirements, demonstrating a new level of competence and building a renewed sense of trust.
- Surgical Correction and Resource Management We stabilized the site by assessing the existing workforce and the state of the construction.
- We identified and retained the few competent subcontractors, re-establishing fair terms and ensuring they were aligned with our quality standards.
- Where work was unsalvageable, we brought in our trusted network of resources to surgically remove and replace the failed systems. This included significant rework of the fire sprinkler and plumbing lines, correcting ventilation ducting, and re-framing and waterproofing the roof deck to meet code and ensure long-term durability.
- Driving to Completion With a clear plan and the right team in place, we executed with discipline:
- Cleared All Corrections: We meticulously addressed every single correction notice, walking inspectors through the fixes and securing the necessary approvals to pass all rough inspections.
- Closed the Envelope: We successfully installed the roofing, windows, and exterior skin, finally making the building weather-tight and securing the asset.
Finished Strong: We drove the project through all interior finishes, common area completion, and final inspections, ultimately achieving the Certificate of Occupancy (CofO).
The Result:
A Rescued Investment
Xtraunit transformed a failing asset into a completed, revenue-generating 20-unit apartment building. We stepped into a high-pressure, high-stakes environment, restored order, and navigated complex construction and bureaucratic challenges to deliver the project. The Killion Street Turnaround is a definitive example of our core competency: where others see chaos, we provide clarity, control, and completion.
Is Your Project Facing Delays or Complex Challenges?
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Design Services
We offer full-scope design services tailored for multifamily, ADUs, mixed-use, and small lot developments