Brick+Work

Echo Park Single R3 Lot, 10 Potential Units with Density Bonus

Echo Park Single R3 Lot, 10 Potential Units with Density Bonus

APN: 5406-015-021

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[Q]R3-1VL
Zone/District
10
Max Unit
7,500 sq. ft.
Lot Size
No
TOC
1
Lots
Existing Conditions
Floor Area 2,016 sq. ft.
Units 2
Year Constructed 1955
Assessed Improvement Value $241,955
Assessed Land Value $665,856
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

30 ft.

Per D limitation

Stories

2

Per D limitation

Minimum Setbacks
Front

15 ft.

Side

5 ft.

add 1 ft. of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

Max Buildable Area, Footprint 4,800 sq. ft.
Max Buildable Area, Envelope 14,400 sq. ft.
Max Dwelling Units 6
Affordable Units Required None
Parking Required 1 space per unit with less than 3 habitable rooms 1.5 spaces per unit with 3 habitable rooms 2 spaces per unit with more than 3 habitable rooms 1 space per guest room (first 30)
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 4.05:1
Maximum Height
Feet

41 ft.

Stories

3

Minimum Setbacks
Front

15 ft.

Side

5 ft.

add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

12 ft.

Max Buildable Area, Footprint 4,920 sq. ft.
Max Buildable Area, Envelope 19,926 sq. ft.
Max Dwelling Units 10
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 30% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 2 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
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 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot FR 46, Block 31, Angeleno Heights Tract
Land Use Medium Residential
Area Planning Commission East Los Angeles
Community Plan Area Silver Lake-Echo Park-Elysian Valley
Neighborhood Council Echo Park
Council District 1
Councilmember Gilbert Cedillo
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.
Per ORD-163699, site is restricted to a residential density of 1 unit per 1,200 sq. ft. of lot area and no building or structure shall exceed 30 feet or 2 stories.
Property is subject to the City of Los Angeles Baseline Hillside Ordinance, 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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