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Focused on Infill Industrial Development


9th St. Partners, LLC is a California based real estate investment and development firm. The firm is focused on opportunistic and value-add real estate investments, including entitlement, ground-up development, and existing building repositioning.


The firm was founded in 2019 with a single mission: to create value for the communities in which we work and our investors by developing state-of-the-art industrial facilities that generate new jobs for the community.



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Managing Partner

Tom Ashcraft is the Managing Partner at 9th St. Partners, LLC.  Prior to forming 9th St. Partners, Tom was involved with the acquisition or development of more than 1,000 acres of property in California and Nevada and oversaw the entitlement and/or construction of more than 5 million square feet of industrial projects.


Previously, Tom was a Senior Vice President with Bridge Development Partners, LLC.  Bridge is a privately owned firm focused on the development and acquisition of industrial real estate in the Chicago, South Florida, Los Angeles, Seattle and Northern New Jersey regions. Tom joined Bridge in 2015 immediately following Bridge's expansion to California and was instrumental in the acquisition of property and/or development of approximately 3 million square feet of industrial projects, in addition to developing a pipeline of more than 6 million square feet.  Tom was responsible for managing the due diligence, entitlement, development and construction of all of Bridge's California assets.


Prior to joining Bridge, Tom was a Vice President with the Lewis Group of Companies, one of the nation's largest privately held real estate development companies.  While at Lewis, Tom was responsible for multiple development projects in Southern California. His primary focus was the closure and redevelopment of approximately 556 acres consisting of the former Rialto Municipal Airport into the Renaissance mixed-use community. Tom's responsibilities included re-entitling certain portions of the project, relocating existing tenants to other facilities (both existing and newly constructed), infrastructure design and construction, land acquisition and disposition, and managing the day-to-day operations of the joint venture with a major industrial development firm.

Tom is a graduate of Washington University in St. Louis and the University of Southern California (Masters in Real Estate Development).


Vice President - Development

As 9th St. Partner’s Vice President of Development, Rosendo is responsible for overseeing and executing the development of the company’s assets in California. This includes performing initial due diligence, underwriting, entitlements, design development, permitting and overseeing the construction.

Prior to joining 9th St. Partners, Rosendo worked for CapRock Partners as a Vice President of Development where he directly managed over 8.5 M SF of new industrial development pipeline across Southern California, the Greater Phoenix Area, the Inland Empire, and the San Diego Markets. Rosendo also worked for Bridge Development Partners as a Senior Director of Development, where he was directly responsible for over 2 M SF of new Industrial development in Southern California and the Inland Empire. With over 12 years of experience working on various industrial asset types and across multiple markets, Rosendo has a proven track record in delivering industrial developments.


Rosendo holds a Professional Engineer’s license in Civil Engineering and earned his BS in Civil Engineering from Cal Poly, San Luis Obispo and later went on to earn his MBA from the University of Southern California.  


After graduating from Cal Poly in 2009, Rosendo moved to Southern California where he and his wife currently reside, in Mission Viejo, with their two young kids. 

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Vice President - Operations

As 9th St. Partners’ Vice President of Operations, Richard is responsible for planning, coordinating, and overseeing operational activities for the Group, ensuring development and implementation of efficient operations and cost-effective systems to meet current and future needs.

Richard is a Program & Project Management professional with over 12 years of industry experience managing projects and advising owners to improve their capital programs. His experience extends to both the public and private sector including Tech, Retail, Power and Utilities and Education with projects ranging from $2M to greater than $10B in value.


Richard began his career working for a leading global General Contracting Firm (Turner) in the field as a Project Engineer and Project Manager while collaborating on pre-construction and business development activities across Southern California. As part of several project management teams, Richard’s capacities included constructability reviews, value engineering and procurement, risk and contract analysis, and subcontract and cost management.


He continued his career with one of the Big Four (KPMG) providing client-based services for Project Management Office and Contract Management Center-of-Excellence implementations, program performance, project accounting, labor-rate assessments, and construction contract and change order reviews.


Prior to joining 9th St. Partners, Richard provided Program Advisory and Internal Audit services with a leading global retail developer (URW) and advised the US Leadership Team on internal process and performance improvement opportunities.


Richard is a graduate of the University of Southern California, with a BS in Business Administration focusing in Real Estate Finance and a Minor in Engineering, Construction Management.


Director of Development

Luis Gomez is a highly accomplished and versatile real estate development professional with over 20 years of work experience.


As Director of Development at 9th St. Partners, Luis leads land planning and entitlements efforts for ground up development projects.


Prior to joining 9th St. Partners, Luis was a Senior Director of Development at the Irvine Company, where he was responsible for the redevelopment and repositioning of the company’s retail neighborhood and community center portfolio. Luis also held real estate development positions at Regency Centers and Lewis Operation Corporation. Additionally, he served as the Economic Development Manager at the City of Huntington Beach, where he was responsible for enticing new development and ensuring successful and expedient project entitlements.


Luis possesses both an MBA and MS in Civil Engineering and is a licensed Real Estate Broker, Professional Civil Engineer, and LEED Accredited Professional. Luis is a goal-oriented and determined top performer who excels in managing all aspects of development projects from inception to completion.

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Director of Development

As 9th St. Partners Director of Development, Andy is responsible for overseeing the entitlements, design and construction of our redevelopment, infill and ground up projects.

Prior to joining 9th St. Partners, Andy was a Project Manager for a private Civil Engineering firm in Southern California.  With 18 years of entitlement, design and construction experience, Andy brings a unique skill set to the role as Director of Development.  In his career, Andy designed and managed various types, and sizes, of development projects.  Projects Andy was directly responsible for included industrial, commercial, retail, residential, redevelopment and public roadway and infrastructure.  It is this range of expertise at various levels of development/construction experience that has seamlessly transitioned Andy’s skill set to the Development role.


Andy holds a Professional Engineer’s license and is registered in California, Arizona, and Nevada.  Andy earned his BS in Civil Engineering from San Diego State University in 2004.



Having evaluated thousands of acres of land in California for potential acquisition, 9th St. Partners, LLC can quickly evaluate potential opportunities to understand the economics of a potential development opportunity.  9th St. Partners also understand the potential pitfalls of projects and can include the anticipated costs in its initial underwriting.

As a Buyer and Seller of real estate, 9th St. Partners, LLC understands the motivation of each party at the negotiating table.  We try to look for, and find, the "win-win" situation in each negotiation.


Having successfully navigated project entitlements in many jurisdictions, we have earned our reputation for getting difficult projects approved. Getting through the entitlement process is where the team at 9th St. Partners, LLC truly excels. It takes a great deal of collective skill, fortitude and perseverance to direct a project through the complex maze of approvals and permits required in California.

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The collective team at 9th St. Partners, LLC has been assembling and managing teams of project design professionals in California for over 80 years. Over this time period we have identified and worked with the best architects, engineers and consultants.  We select the right team to fit each and every project.


The project is finally approved and we get to start moving dirt, pouring panels, and raising walls.  There is nothing more rewarding than seeing construction commence after months or years of work.  However, there are still problems to be solved.  9th St. Partners, LLC works closely with our general contractor partners to solve these problems and get to the finish line...on vision, on budget and on time.

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A 62,690 SF industrial building located at

1528 W. 134th Street, Gardena, CA


A 2.9 acre Industrial Outdoor Storage (IOS) facility located at 2750 Jewel Avenue, Vernon, CA



A 92,433 SF industrial building located at

15894 Valley Blvd, Fontana, CA


A 40,210 SF industrial building located at

5901 Triumph Street, Commerce, CA



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A 60,558 SF industrial building located at

18001 South Main Street, Carson, CA


A 137,698 SF industrial building located at

17451 Von Karman Ave, Irvine, CA

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PROJECT 9 CARSON - 223rd Street

A 129,295 SF industrial building with 4.25 acres of excess parking located at 2104 E. 223rd Street, Carson, CA


472,950 SF in six industrial buildings located at the intersection of Lakeview Blvd and Gateway Blvd in Fremont, CA

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A 93,156 SF industrial building

located at 2105 Lundy Avenue, San Jose, CA

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9th St. Partners, LLC is constantly acquiring properties for new developments.  The company and its affiliates currently own approximately 62 acres of land with the development potential for in excess of 1,100,000 square feet of state-of-the-art industrial product throughout California.

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