Brick+Work

East Hollywood Tier 4 TOC Site, 58 Unit Potential

Los Angeles

East Hollywood Tier 4 TOC Site, 58 Unit Potential

APN: 5538020004, 558020005

$

$
RD1.5-1XL
Zone/District
58*
Max Unit
12,516 sq. ft.
Lot Size
Tier 4
TOC
2
Lots
Existing Conditions
Floor Area 3,958 sq. ft. (combined)
Units 2 (combined)
Year Constructed 1921
Assessed Improvement Value $139,930 (combined)
Assessed Land Value $568,204 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 mixed use, (1.5:1 for commercial uses only)
Maximum Height
Feet

75 ft. (35 ft. for commercial uses only)

Stories

None

Minimum Setbacks
Front

10 ft.

10 ft. building line per ORD-113214

Side

0 ft.

No setbacks required per Specific Plan

Back

0 ft.

No setbacks required per Specific Plan

Max Buildable Area, Footprint 11,516 sq. ft.
Max Buildable Area, Envelope 34,548 sq. ft.
Max Dwelling Units 31
Affordable Units Required None
Parking Required 1 space per unit with less than 3 habitable rooms 1.5 spaces per unit with 3 or more habitable rooms
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 Notwithstanding any provisions of Sections 12.21.1 A 10 of the Code to the contrary, portions of buildings on a lot located within the Subarea shall not exceed the transitional height limits set forth below when located within the distances specified therein from a lot within the Subarea A. 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
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR 4.35:1
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

10 ft.

10 ft. building line per ORD-113214

Side

0 ft.

No setbacks required per Specific Plan

Back

0 ft.

No setbacks required per Specific Plan

Max Buildable Area, Footprint 11,516 sq. ft.
Max Buildable Area, Envelope 50,095 sq. ft.
Max Dwelling Units 58*
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required No required parking
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 Within the first 25 feet 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 feet above grade at the property line of the adjoining lot.
Required Open Space Up to 25% decrease in required open space
Other Development Notes *While the zoning designation identified in ZIMAS is RD1.5, the Specific Plan refers to the R4 zone for calculation of Density. For this reason, we are basing the TOC increase utilizing the R4 zone as the base density. Density could be further limited due to TOC provisions.
Jurisdictional
Legal Description Lots 39 & 40, Westmoreland Park Tract
Land Use Low Medium II Residential
Area Planning Commission Central
Community Plan Area Hollywood
Neighborhood Council East Hollywood
Council District 13
Councilmember Mitch O'Farrell
Red Flags
Property is subject to the requirements of the Vermont/Western TOD Specific Plan, which could limit the development potential of the site.
Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this 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%)
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