Brick+Work

GIS MAP_West Hollywood CC2 Corner Lot, No Residential Density Limit

GIS MAP_West Hollywood CC2 Corner Lot, No Residential Density Limit

APN: 5554-013-010

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No maximum residential density
Max Unit
24,362 sq. ft.
Lot Size
N/A
TOC
1
Lots
Existing Conditions
Floor Area 30,926 sq. ft.
Units 0
Year Constructed 1990
Assessed Improvement Value $4,036,977
Assessed Land Value $3,309,838
Development Potential (By-Right)
Maximum FAR 2.5:1
Maximum Height
Feet

55 ft.

Stories

4

Minimum Setbacks
Front

0 ft.

Commercial building façades parallel to the street shall be located within 10 feet of the public sidewalk

Side

10 ft.

0 ft. on street side

Back

0 ft.

Max Buildable Area, Footprint 22,712 sq. ft.
Max Buildable Area, Envelope Based on distribution of Commercial and Residential floor area
Max Dwelling Units No maximum residential density
Affordable Units Required None
Parking Required Studio units up to 500 sq. ft.: 1 space; One bedroom units and studios larger than 500 sq. ft.: 1.5 spaces for each unit; 2 to 3 bedrooms: 2 spaces; 4 or more bedrooms: 3 spaces. Guest parking: 1 covered space for each 4 units for residential projects of 5 or more units
Required Bicycle Parking
Long Term One bicycle parking/storage space for each 2 residential units
Short Term One bicycle parking space for each 4 residential units
Transitional Height Limitations 25 feet of the structure located closest to the residential zoning district, not including projections into setbacks, shall be limited to 35 feet in height, and the impact of the structure shall be mitigated to the satisfaction of the Planning Commission with architectural, or additional landscape elements;
Required Open Space Common: 200 sq. ft. for 3-4 units; 500 sq. ft. for 5 to 10 units; 1,000 sq. ft. for 11 to 30 units; 2,000 sq. ft. for 31+ units Private: 120 sq. ft. per DU
Other Development Notes Per the CC-2 zone, 100% residential buildings are not allowed. Mixed-use buildings are permitted.
Development Potential (with TOC or DB)
Maximum FAR 2.5:1 for commercial use; 3.75:1 for residential use
Maximum Height
Feet

65 ft.

Eligible for increase through bonus incentives

Stories

5

Eligible for increase through bonus incentives

Minimum Setbacks
Front

0 ft.

Commercial building façades parallel to the street shall be located within 10 feet of the public sidewalk

Side

9 ft.

eligible for decrease through bonus incentive; 0 ft. on street side

Back

0 ft.

Max Buildable Area, Footprint 22,877 sq. ft.
Max Buildable Area, Envelope Based on distribution of Commercial and Residential floor area
Max Dwelling Units No maximum residential density
Affordable Units Required at least 15% for Very Low Income, 24% for Low Income, or 44% for Moderate Income (for sale)
Parking Required 0-1 bedrooms: 1 on-site parking space; 2-3 bedrooms: 1.5 on-site parking spaces; 4 or more bedrooms: 2 parking spaces
Required Bicycle Parking
Long Term One bicycle parking/storage space for each 2 residential units
Short Term One bicycle parking/storage space for each 4 residential units
Transitional Height Limitations 25 feet of the structure located closest to the residential zoning district, not including projections into setbacks, shall be limited to 35 feet in height, and the impact of the structure shall be mitigated to the satisfaction of the Planning Commission with architectural, or additional landscape elements;
Required Open Space 10% reduction in total common open space required or 10% reduction in private open space for up to 50% of the units
Other Development Notes The West Hollywood Municipal Code allows up to a 50% Density Bonus
Jurisdictional
Legal Description Lots 8-10, Block N, Crescent Heights Tract
Land Use Community Commercial 2
Area Planning Commission N/A
Community Plan Area N/A
Neighborhood Council N/A
Council District N/A
Councilmember N/A
Red Flags
Property is subject to the requirements of the Mixed-Use Incentive Overlay District, which can affect 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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