Brick+Work

Boyle Heights R2 Lots, 14 Potential Units with TOC 3

Boyle Heights R2 Lots, 14 Potential Units with TOC 3

APN: 5175-005-005

$

$
R2-1-CUGU
Zone/District
14
Max Unit
11,573 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 2,349 sq. ft.
Units 4
Year Constructed 1912
Assessed Improvement Value $192,301
Assessed Land Value $449,840
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

33 ft.

Stories

None

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

20 ft.

front setback not less than prevailing

Side

5 ft.

add 1 foot of side setback for each story over 2

Back

20 ft.

Site is a through lot

Max Buildable Area, Footprint 7,169 sq. ft.
Max Buildable Area, Envelope 21, 507 sq. ft.
Max Dwelling Units 8
Affordable Units Required None
Parking Required 2 spaces, one covered on the same lot with each one-family dwelling
Required Bicycle Parking
Long Term 1 space per unit for units 0-25; 1 spaces per 1.5 units for units 26-100; 1 spaces per 2 units for units 101-200; 1 spaces per 4 units for units 201+
Short Term 1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100; 1 spaces per 20 units for units 101-200; 1 spaces per 40 unit for units 201+
Transitional Height Limitations None required
Required Open Space 100 sq ft per unit with less than 3 habitable rooms 125 sq ft per unit with 3 habitable rooms 175 sq ft per unit with more than 3 habitable rooms
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

66 ft. (+33 ft. from TOC incentives)

Projects located in a zone where the maximum height is 45 ft. or less, or located within a Specific Plan that limits height, height increases over 11 ft. must be stepped-back at least 15 ft. from the exterior face of the ground floor building located at any street frontage.

Stories

None

Minimum Setbacks
Front

20 ft.

Side

3.5 ft./5 ft.

Back

10.5 ft.

Max Buildable Area, Footprint 7,432 sq. ft.
Max Buildable Area, Envelope 33,446 sq. ft.
Max Dwelling Units 14
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed 0.5 spaces per unit
Required Bicycle Parking
Long Term 1 space per unit for units 0-25; 1 spaces per 1.5 units for units 26-100; 1 spaces per 2 units for units 101-200; 1 spaces per 4 units for units 201+
Short Term 1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100; 1 spaces per 20 units for units 101-200; 1 spaces per 40 unit for units 201+
Transitional Height Limitations None required
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot 25 & 26 (Arb 2), W. V. KELLEN TRACT
Land Use Low Medium I Residential
Area Planning Commission East Los Angeles
Community Plan Area Boyle Heights
Neighborhood Council Boyle Heights
Council District 14
Councilmember Kevin de Leon
Red Flags
Properties subject to the Rent Stabilization Ordinance (RSO) must replace existing affordable units at a rate of 1 to 1 or 20% of new proposed units, whichever is greater.
The site is subject to the Clean Up Green Up Supplemental Use District, which could limit the development potential of the site.
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Particulars By-Right TOC or DB
Total Buildable
Net Buildable
Average Construction Cost
Total Construction Budget
Total Soft Costs
Total Development Budget
Gross Annual Rents
Expenses (25%)
NOI
Valuation
Equity After Completion
Equity Multiple
IRR

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