Brick+Work

East Hollywood Corner Development Site Tier 4 TOC

East Hollywood Corner Development Site Tier 4 TOC

APN:

$

$
C2-1D, RD1.5-1XL
Zone/District
101
Max Unit
22,196 sq. ft.
Lot Size
Tier 4
TOC
3
Lots
Existing Conditions
Floor Area 31,755 sq. ft.
Units 31
Year Constructed 1929/1986
Assessed Improvement Value $1,123,573
Assessed Land Value $836,165
Development Potential (By-Right)
Maximum FAR 3:1 Mixed Use (1.5:1 for Commercial Developments Only)
Maximum Height
Feet

75 ft.

45 ft. for Commercial Developments Only

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

0 ft.

Side

0 ft.

Back

0 ft.

Max Buildable Area, Footprint 22,196 sq. ft.
Max Buildable Area, Envelope 66,588 sq. ft.
Max Dwelling Units 55
Affordable Units Required None
Parking Required 1 spaces per unit with less than 3 habitable rooms 1.5 spaces per unit with more than 3 habitable rooms .25 space per guest room
Required Bicycle Parking
Long Term .5 space per dwelling unit or guest room + 1 space per 1,000 sq. ft. of non-residential floor area
Short Term .5 space per dwelling unit or guest room + 1 space per 1,000 sq. ft. of non-residential floor area
Transitional Height Limitations Portions of Buildings in C or M zones with certain distances of RW1 or more restrictive zones shall not exceed the following limits: Distance (ft.) Height (ft.) 0-49 25 50-99 33 100-199 61
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 Up to 75% of the common or private open space, regardless of the underlying zone, may be located above the grade level or first habitable room level Roof Decks, regardless of the underlying zone, may be used in their entirety as common or private open space, excluding that portion of the roof within 20 feet of the roof perimeter.
Other Development Notes -No portion of any structure shall exceed more than 30 feet in height within 15 feet of the front property line. -structure shall set the second floor back from the first floor frontage at least ten feet.
Development Potential (with TOC or DB)
Maximum FAR 4.65 Mixed Use
Maximum Height
Feet

108 ft.

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

0 ft.

Side

0 ft.

Back

0 ft.

Max Buildable Area, Footprint 22,196 sq. ft.
Max Buildable Area, Envelope 103,211 sq. ft.
Max Dwelling Units 101
Affordable Units Required at least 11% for Extremely Low Income residents, or 15% for Very Low Income residents, or 25% for Low Income Residents
Parking Required None
Required Bicycle Parking
Long Term .5 space per dwelling unit or guest room + 1 space per 1,000 sq. ft. of non-residential floor area
Short Term .5 space per dwelling unit or guest room + 1 space per 1,000 sq. ft. of non-residential floor area
Transitional Height Limitations When bordering specific plan, overlay zone, or RW1 or more restrictive zone, within the first 25 ft. of the property line abutting or across the street or alley from the RW1 or more restrictive zone the building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 25% decrease in open space required by-right.
Other Development Notes -No portion of any structure shall exceed more than 30 feet in height within 15 feet of the front property line. -structure shall set the second floor back from the first floor frontage at least ten feet.
Jurisdictional
Legal Description Lots FR 137-139, TR 2577
Land Use Highway Oriented Commercial
Area Planning Commission Central
Community Plan Area Hollywood
Neighborhood Council East Hollywood
Council District 13
Councilmember Mitch O'Farrell
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.
Property is subject to the requirements of the Vermont/Western TOD Specific Plan, which could limit the development potential of the site.
As outlined in ORD-182173-SA31:1, property is limited to Height District of 1 (Ordinance superseded by Specific Plan)
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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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