Brick+Work

Los Feliz 41 Unit Development Potential

Los Feliz 41 Unit Development Potential

APN:

$

41
Max Unit
19,000 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 6,056 sq. ft.
Units 4
Year Constructed Several
Assessed Improvement Value $367,200
Assessed Land Value $2,244,000
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.

10 ft. front setback for key lots

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 14,400 sq. ft.
Max Buildable Area, Envelope 43,200 sq. ft.
Max Dwelling Units 23
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 .25 spaces per unit for guest parking
Required Bicycle Parking
Long Term .5 spaces per unit/guest room
Short Term
Transitional Height Limitations The maximum height of any Project shall not exceed a height that is within 15 feet of the height of the shortest existing building on any adjacent lot.
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 Minimum 500 sq. ft. per guest room
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

67 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

15 ft.

10 ft. front setback for key lots

Side

3.5 ft.

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

Back

10.5 ft.

Max Buildable Area, Footprint 15,299 sq. ft.
Max Buildable Area, Envelope 68,843 sq. ft.
Max Dwelling Units 41
Affordable Units Required at least 10% for Extremely Low Income residents, or 14% for Very Low Income residents, or 23% for Low Income Residents
Parking Required less than .5 spaces per unit
Required Bicycle Parking
Long Term .5 per dwelling unit or guest room
Short Term
Transitional Height Limitations When bordering specific plan, overlay zone, or 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 Minimum 500 sq. ft. per guest room
Jurisdictional
Legal Description Lot 23, Grider and Hamilton's Garfield Place Tract
Land Use Medium Residential
Area Planning Commission Central
Community Plan Area Hollywood
Neighborhood Council Hollywood United
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.
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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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