Brick+Work

Hermon RD1.5 Lot, 9 Unit Potential with Density Bonus

Los Angeles

Hermon RD1.5 Lot, 9 Unit Potential with Density Bonus

APN: 5301013017 & 5301013018

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RD1.5-1
Zone/District
9
Max Unit
8,398 sq. ft.
Lot Size
No
TOC
2
Lots
Existing Conditions
Floor Area 1,348 sq. ft. (combined)
Units 2 (combined)
Year Constructed 1921
Assessed Improvement Value $84,268 (combined)
Assessed Land Value $300,964 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 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

15 ft.

Side

5 ft.

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

Back

15 ft.

Max Buildable Area, Footprint 5,500 sq. ft.
Max Buildable Area, Envelope 16,500 sq. ft.
Max Dwelling Units 5
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;
Short Term 1 space per 10 units for units 0-25;
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 None Required
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR 4.05:1
Maximum Height
Feet

56 ft.

No additional height shall be permitted for portions of buildings that are within 15 ft. of a lot in the R2 zone, 50 ft. of a lot in the R1 or more restrictive zone, or abutting/across an alley from a lot in the R1 or more restrictive zone (exempt from last requirement if site is within 1,500 ft. of a Transit Stop; building shall be set back one horizontal foot for each additional foot of building height. 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

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 5,650 sq. ft.
Max Buildable Area, Envelope 22,883 sq. ft.
Max Dwelling Units 9
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;
Short Term 1 space per 10 units for units 0-25;
Transitional Height Limitations None Required
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot 17 & Northern half of Lot 18, Block 18, Highland Park Addition
Land Use Low Medium II Residential
Area Planning Commission East Los Angeles
Community Plan Area Northeast Los Angeles
Neighborhood Council Hermon
Council District 14
Councilmember Jose Huizar
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.
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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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