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Encino Financial Center 16133 Ventura Blvd
1,172 - 31,114 SF of 4-Star Space Available in Encino, CA 91436
Highlights
- Elevating the Workplace Through Hospitality: The building enhances the workplace with hospitality-focused "third places" like an outdoor lounge.
- Easily accessible from the (405) and (101) freeways, providing quick connections to Sherman Oaks, Universal City, Studio City, and Warner Center.
- This well-managed property boasts a five-year average for operating expense below 4%.
- Conveniently located adjacent to Encino's vibrant dining, shopping, and neighborhood amenities.
- The building features efficient floor plates and suites with a low 13% load factor.
- $1 PSF Broker Bonus on New 3+ Year Lease Deals!
all available spaces(14)
Display Rental Rate as
- Space
- Size
- Term
- Rental Rate
- Space Use
- Condition
- Available
$2.90 PSF for Office - $3.30 for Medical 6 Exterior Offices, Conference Room, Kitchen, Large Bullpen, Waiting Room, Copy/Print Room
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- 1 Conference Room
- Reception Area
- Print/Copy Room
- Partially Built-Out as Standard Office
- 6 Private Offices
- Space is in Excellent Condition
- Kitchen
$2.90 PSF for Office - $3.30 for Medical Corner Suite with Extensive Windowline; Shell Space; Build Out Options Available
- Rate includes utilities, building services and property expenses
- Natural Light
- Mostly Open Floor Plan Layout
- Corner Suite with multiple buildout options
2 Exterior Offices, 1 Interior Office, Kitchen, Small Bullpen
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- Space is in Excellent Condition
- Bullpen area
- Partially Built-Out as Standard Office
- 3 Private Offices
- Kitchen
Spec Suite! 5 Exterior Offices, Glass Conference Room, Bullpen
- Rate includes utilities, building services and property expenses
- 5 Private Offices
- Mostly Open Floor Plan Layout
- 1 Conference Room
4 Exterior Offices, 1 Interior Office, Conference Room, Kitchenette, Small Bullpen
- Rate includes utilities, building services and property expenses
- 1 Conference Room
- Kitchen
- 5 Private Offices
- Space is in Excellent Condition
4 Exterior Offices, Conference Room, Kitchen, Small Bullpen, Reception/Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- 1 Conference Room
- Reception Area
- Small bullpen area
- 4 Private Offices
- Space is in Excellent Condition
- Kitchen
3 Exterior Offices, 2 Interior Offices, Kitchen, Reception/Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- 5 Private Offices
- Kitchen
- Partially Built-Out as Standard Office
- Reception Area
2 Exterior Offices, 2 Interior Offices, Small Bullpen
- Rate includes utilities, building services and property expenses
- 4 Private Offices
- Partially Built-Out as Standard Office
- Samll bullpen area
3 Exterior Offices, Kitchenette, Reception/Waiting Room
- Rate includes utilities, building services and property expenses
- 3 Private Offices
- Waiting area
- Mostly Open Floor Plan Layout
- Reception Area
Medical; 7 Plumbed Rooms, 2 Offices, Kitchen, Restroom, Reception, Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- Kitchen
- Partially Built-Out as Standard Medical Space
- 2 Private Offices
- Waiting room and room for storage
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
4 Exterior Offices, 1 Conference Room, Kitchen, Reception/Waiting Room, Bullpen
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- 1 Conference Room
- Kitchen
- Partially Built-Out as Standard Office
- 4 Private Offices
- Reception Area
- Waiting room
10 Exterior Offices, Conference Room, Kitchen, 2 Bullpens, Reception, Storage
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- 1 Conference Room
- Kitchen
- Partially Built-Out as Standard Office
- 10 Private Offices
- Reception Area
- Room for storage
Medical/Dental; 5 Plumbed Rooms, 2 Offices, Waiting Room, Bullpen, Storage
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- Reception Area
- Partially Built-Out as Standard Medical Space
- 2 Private Offices
- Bullpen area
| Space | Size | Term | Rental Rate | Space Use | Condition | Available |
| 4th Floor, Ste 400 | 3,522 SF | Negotiable | $39.60 /SF/YR $3.30 /SF/MO $139,471 /YR $11,623 /MO | Office/Medical | Partial Build-Out | 30 Days |
| 4th Floor, Ste 410 | 3,502 SF | Negotiable | $39.60 /SF/YR $3.30 /SF/MO $138,679 /YR $11,557 /MO | Office/Medical | Shell Space | 30 Days |
| 4th Floor, Ste 425 | 1,172 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $40,786 /YR $3,399 /MO | Office | Partial Build-Out | 60 Days |
| 5th Floor, Ste 500 | 1,919 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $66,781 /YR $5,565 /MO | Office | Spec Suite | Now |
| 5th Floor, Ste 535 | 2,136 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $74,333 /YR $6,194 /MO | Office | Partial Build-Out | Now |
| 5th Floor, Ste 540 | 2,188 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $76,142 /YR $6,345 /MO | Office | - | Now |
| 5th Floor, Ste 560 | 1,599 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $55,645 /YR $4,637 /MO | Office | Partial Build-Out | Now |
| 6th Floor, Ste 630 | 1,187 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $41,308 /YR $3,442 /MO | Office | Partial Build-Out | March 01, 2025 |
| 9th Floor, Ste 945 | 1,616 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $56,237 /YR $4,686 /MO | Office | - | 30 Days |
| 10th Floor, Ste 1040 | 1,994 SF | Negotiable | $39.60 /SF/YR $3.30 /SF/MO $78,962 /YR $6,580 /MO | Office/Medical | Partial Build-Out | Now |
| 10th Floor, Ste 1080 | 3,298 SF | Negotiable | Upon Request Upon Request Upon Request Upon Request | Office | Partial Build-Out | March 17, 2025 |
| 11th Floor, Ste 1160 | 1,578 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $54,914 /YR $4,576 /MO | Office | Partial Build-Out | April 01, 2025 |
| 12th Floor, Ste 1210 | 4,162 SF | Negotiable | $34.80 /SF/YR $2.90 /SF/MO $144,838 /YR $12,070 /MO | Office | Partial Build-Out | Now |
| 12th Floor, Ste 1230 | 1,241 SF | Negotiable | $39.60 /SF/YR $3.30 /SF/MO $49,144 /YR $4,095 /MO | Office/Medical | Partial Build-Out | 30 Days |
4th Floor, Ste 400
| Size |
| 3,522 SF |
| Term |
| Negotiable |
| Rental Rate |
| $39.60 /SF/YR $3.30 /SF/MO $139,471 /YR $11,623 /MO |
| Space Use |
| Office/Medical |
| Condition |
| Partial Build-Out |
| Available |
| 30 Days |
4th Floor, Ste 410
| Size |
| 3,502 SF |
| Term |
| Negotiable |
| Rental Rate |
| $39.60 /SF/YR $3.30 /SF/MO $138,679 /YR $11,557 /MO |
| Space Use |
| Office/Medical |
| Condition |
| Shell Space |
| Available |
| 30 Days |
4th Floor, Ste 425
| Size |
| 1,172 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $40,786 /YR $3,399 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| 60 Days |
5th Floor, Ste 500
| Size |
| 1,919 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $66,781 /YR $5,565 /MO |
| Space Use |
| Office |
| Condition |
| Spec Suite |
| Available |
| Now |
5th Floor, Ste 535
| Size |
| 2,136 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $74,333 /YR $6,194 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
5th Floor, Ste 540
| Size |
| 2,188 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $76,142 /YR $6,345 /MO |
| Space Use |
| Office |
| Condition |
| - |
| Available |
| Now |
5th Floor, Ste 560
| Size |
| 1,599 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $55,645 /YR $4,637 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
6th Floor, Ste 630
| Size |
| 1,187 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $41,308 /YR $3,442 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| March 01, 2025 |
9th Floor, Ste 945
| Size |
| 1,616 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $56,237 /YR $4,686 /MO |
| Space Use |
| Office |
| Condition |
| - |
| Available |
| 30 Days |
10th Floor, Ste 1040
| Size |
| 1,994 SF |
| Term |
| Negotiable |
| Rental Rate |
| $39.60 /SF/YR $3.30 /SF/MO $78,962 /YR $6,580 /MO |
| Space Use |
| Office/Medical |
| Condition |
| Partial Build-Out |
| Available |
| Now |
10th Floor, Ste 1080
| Size |
| 3,298 SF |
| Term |
| Negotiable |
| Rental Rate |
| Upon Request Upon Request Upon Request Upon Request |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| March 17, 2025 |
11th Floor, Ste 1160
| Size |
| 1,578 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $54,914 /YR $4,576 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| April 01, 2025 |
12th Floor, Ste 1210
| Size |
| 4,162 SF |
| Term |
| Negotiable |
| Rental Rate |
| $34.80 /SF/YR $2.90 /SF/MO $144,838 /YR $12,070 /MO |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
12th Floor, Ste 1230
| Size |
| 1,241 SF |
| Term |
| Negotiable |
| Rental Rate |
| $39.60 /SF/YR $3.30 /SF/MO $49,144 /YR $4,095 /MO |
| Space Use |
| Office/Medical |
| Condition |
| Partial Build-Out |
| Available |
| 30 Days |
4th Floor, Ste 400
| Size | 3,522 SF |
| Term | Negotiable |
| Rental Rate | $39.60 /SF/YR |
| Space Use | Office/Medical |
| Condition | Partial Build-Out |
| Available | 30 Days |
$2.90 PSF for Office - $3.30 for Medical 6 Exterior Offices, Conference Room, Kitchen, Large Bullpen, Waiting Room, Copy/Print Room
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
- 6 Private Offices
- 1 Conference Room
- Space is in Excellent Condition
- Reception Area
- Kitchen
- Print/Copy Room
4th Floor, Ste 410
| Size | 3,502 SF |
| Term | Negotiable |
| Rental Rate | $39.60 /SF/YR |
| Space Use | Office/Medical |
| Condition | Shell Space |
| Available | 30 Days |
$2.90 PSF for Office - $3.30 for Medical Corner Suite with Extensive Windowline; Shell Space; Build Out Options Available
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- Natural Light
- Corner Suite with multiple buildout options
4th Floor, Ste 425
| Size | 1,172 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | 60 Days |
2 Exterior Offices, 1 Interior Office, Kitchen, Small Bullpen
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
- 3 Private Offices
- Space is in Excellent Condition
- Kitchen
- Bullpen area
5th Floor, Ste 500
| Size | 1,919 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Spec Suite |
| Available | Now |
Spec Suite! 5 Exterior Offices, Glass Conference Room, Bullpen
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- 5 Private Offices
- 1 Conference Room
5th Floor, Ste 535
| Size | 2,136 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
4 Exterior Offices, 1 Interior Office, Conference Room, Kitchenette, Small Bullpen
- Rate includes utilities, building services and property expenses
- 5 Private Offices
- 1 Conference Room
- Space is in Excellent Condition
- Kitchen
5th Floor, Ste 540
| Size | 2,188 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | - |
| Available | Now |
4 Exterior Offices, Conference Room, Kitchen, Small Bullpen, Reception/Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- 4 Private Offices
- 1 Conference Room
- Space is in Excellent Condition
- Reception Area
- Kitchen
- Small bullpen area
5th Floor, Ste 560
| Size | 1,599 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
3 Exterior Offices, 2 Interior Offices, Kitchen, Reception/Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- 5 Private Offices
- Reception Area
- Kitchen
6th Floor, Ste 630
| Size | 1,187 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | March 01, 2025 |
2 Exterior Offices, 2 Interior Offices, Small Bullpen
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- 4 Private Offices
- Samll bullpen area
9th Floor, Ste 945
| Size | 1,616 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | - |
| Available | 30 Days |
3 Exterior Offices, Kitchenette, Reception/Waiting Room
- Rate includes utilities, building services and property expenses
- Mostly Open Floor Plan Layout
- 3 Private Offices
- Reception Area
- Waiting area
10th Floor, Ste 1040
| Size | 1,994 SF |
| Term | Negotiable |
| Rental Rate | $39.60 /SF/YR |
| Space Use | Office/Medical |
| Condition | Partial Build-Out |
| Available | Now |
Medical; 7 Plumbed Rooms, 2 Offices, Kitchen, Restroom, Reception, Waiting Room, Storage
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Medical Space
- Mostly Open Floor Plan Layout
- 2 Private Offices
- Kitchen
- Waiting room and room for storage
10th Floor, Ste 1080
| Size | 3,298 SF |
| Term | Negotiable |
| Rental Rate | Upon Request |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | March 17, 2025 |
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
11th Floor, Ste 1160
| Size | 1,578 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | April 01, 2025 |
4 Exterior Offices, 1 Conference Room, Kitchen, Reception/Waiting Room, Bullpen
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
- 4 Private Offices
- 1 Conference Room
- Reception Area
- Kitchen
- Waiting room
12th Floor, Ste 1210
| Size | 4,162 SF |
| Term | Negotiable |
| Rental Rate | $34.80 /SF/YR |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
10 Exterior Offices, Conference Room, Kitchen, 2 Bullpens, Reception, Storage
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Office
- Mostly Open Floor Plan Layout
- 10 Private Offices
- 1 Conference Room
- Reception Area
- Kitchen
- Room for storage
12th Floor, Ste 1230
| Size | 1,241 SF |
| Term | Negotiable |
| Rental Rate | $39.60 /SF/YR |
| Space Use | Office/Medical |
| Condition | Partial Build-Out |
| Available | 30 Days |
Medical/Dental; 5 Plumbed Rooms, 2 Offices, Waiting Room, Bullpen, Storage
- Rate includes utilities, building services and property expenses
- Partially Built-Out as Standard Medical Space
- Mostly Open Floor Plan Layout
- 2 Private Offices
- Reception Area
- Bullpen area
Property Overview
The Encino Financial Center is a distinctive twelve-story office building in the heart of Encino. Its central location provides seamless access to major transportation routes, including the (405) and (101) freeways, as well as mass transit and Metro services. Within close proximity, you'll find the area's finest restaurants, boutiques, and professional services, all easily accessible by foot or car. The building itself boasts stunning panoramic views of the Valley, along with a versatile and efficient floor plan featuring a low 13% load factor. The Encino Financial Center offers secure and abundant parking, complemented by a range of excellent amenities designed around the principle of Elevating the Workplace Through Hospitality. These amenities include a café, outdoor lounge, community conference room, on-site property management, storage solutions, and electric vehicle charging stations.
- 24 Hour Access
- Banking
- Controlled Access
- Dry Cleaner
- Food Service
- Property Manager on Site
- Restaurant
- Security System
- Signage
- Kitchen
- Storage Space
- Car Charging Station
- Natural Light
- Secure Storage
- Outdoor Seating
PROPERTY FACTS
SELECT TENANTS
- Floor
- Tenant Name
- Industry
- 4th
- Advanced Surgical Solutions
- Health Care and Social Assistance
- 7th
- Barrister Executive Suites, Inc.
- Real Estate
- 1st
- City National Bank
- Finance and Insurance
- 8th
- Goldman Kurland & Miraglia LLP
- Finance and Insurance
- 12th
- Kingsley & Kingsley
- Professional, Scientific, and Technical Services
- PENT
- Oldman, Cooley, Sallus, Birnberg & Coleman, L.L.P
- Professional, Scientific, and Technical Services
- 12th
- The Law Offices of Goodchild & Duffy
- Professional, Scientific, and Technical Services
Sustainability
Sustainability
ENERGY STAR® Energy Star is a program run by the U.S. Environmental Protection Agency (EPA) and U.S. Department of Energy (DOE) that promotes energy efficiency and provides simple, credible, and unbiased information that consumers and businesses rely on to make well-informed decisions. Thousands of industrial, commercial, utility, state, and local organizations partner with the EPA to deliver cost-saving energy efficiency solutions that protect the climate while improving air quality and protecting public health. The Energy Star score compares a building’s energy performance to similar buildings nationwide and accounts for differences in operating conditions, regional weather data, and other important considerations. Certification is given on an annual basis, so a building must maintain its high performance to be certified year to year. To be eligible for Energy Star certification, a building must earn a score of 75 or higher on EPA’s 1 – 100 scale, indicating that it performs better than at least 75 percent of similar buildings nationwide. This 1 – 100 Energy Star score is based on the actual, measured energy use of a building and is calculated within EPA’s Energy Star Portfolio Manager tool.
Marketing Brochure
Nearby Amenities
Hospitals |
|||
|---|---|---|---|
| Encino Hospital Medical Center | Acute Care | 0 min drive | 0.1 mi |
| Sherman Oaks Hospital | Acute Care | 5 min drive | 2.7 mi |
| Providence Tarzana Medical Center | Acute Care | 6 min drive | 3 mi |
| Valley Presbyterian Hospital | Acute Care | 7 min drive | 4 mi |
| Mission Community Hospital | Acute Care | 10 min drive | 7.1 mi |
Restaurants |
|||
|---|---|---|---|
| Mediterranean Express | Mediterranean | $$ | 2 min walk |
| Larsen's Steakhouse | Steak | $$$ | 2 min walk |
| House Of Galbi | Barbecue | $$ | 7 min walk |
| Gio Cucina Napoletana | Italian | $$ | 9 min walk |
About Encino
Encino is a prestigious community in the San Fernando Valley. Household incomes and home values are among the highest in the Greater Los Angeles region. Being south of Interstate 101 carries cachet in the Valley. The area is scenic, nestled against the Santa Monica Mountains. The hills above the valley portion of Encino are dotted with luxury homes. Over the mountains lies the epic Malibu shoreline.
Encino is an attractive office location for tenants in Greater Los Angeles, sitting at the center of the San Fernando Valley. Tenants have easy access to the 101 Freeway and Interstate 405 to access points throughout the region. Ventura Boulevard is the key road artery in Encino and offers a plethora of retail and restaurants for office workers to patronize. Across Interstate 405 is the Sherman Oaks Galleria, one of the major malls in the San Fernando Valley, providing additional retail options during lunch or after work.
The office tenant base in Encino is diverse, representing a wide range of industries. Medical tenants are prevalent office tenants, given strong area demographics and proximity to the Encino Hospital Medical Center.
Leasing Teams
Leasing Teams
Scott Romick,
Managing Director/Principal
Since he joined Lee & Associates in 2001, Scott has completed over 600 transactions totaling over 2.5 million square feet.
Scott’s entrepreneurial approach to tenant and landlord representation and keen attention to detail have earned him a loyal following of middle-market, private investment and corporate clients in the San Fernando Valley and throughout the Los Angeles area. A resourceful problem solver and able negotiator, Scott has also worked extensively with creative firms and others with unconventional space needs to identify and tailor office space to their requirements.
Scott works closely with clients to provide expert market intelligence and deal information critical to decision-making. He takes great pride in being trustworthy and loyal, and always takes a hands-on approach to ensure his clients receive prompt and optimal service above and beyond what is requested and expected.
David Kaufman, Associate
Sydney Fraser, Associate
Throughout her professional years, she has established her reputation as a hardworking and personable individual among superiors, colleagues, clients, and peers. Both her current and former employers would consider her a valuable asset to any organization and attest to her tenacious work ethic, organizational skills, attentive nature, and amiable disposition. Her personal and professional experience, which includes sales, food and beverage service, customer service, youth mentorship, animal care, volunteer work, and more, is a testament to her versatility and diverse skillset.
As a lifelong Angeleno, Sydney Fraser has worked or resided in nearly every part of LA County – from Santa Monica to Santa Clarita and everything in between. Her keen understanding of the Los Angeles area and strong desire to help others achieve their goals are what ultimately paved the way for her professional career.
About the Owner
Contacts
-
Adam Jahangosha
-
Angela Salso
-
Scott Romick
-
David Kaufman
-
Sydney Fraser
-
Hospitality at Work, A Lowe Company
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Encino Financial Center | 16133 Ventura Blvd
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