Brick+Work

Los Feliz Combined R3 Lots, 40 Potential Units

Los Angeles

Los Feliz Combined R3 Lots, 40 Potential Units

APN: 5544-006-033; 5544-006-049

$

$
40
Max Unit
17,886 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 3,688 sq. ft. (combined)
Units 3 (combined)
Year Constructed Several
Assessed Improvement Value $24,863 (combined)
Assessed Land Value $120,100 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

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 13,392 sq. ft.
Max Buildable Area, Envelope 40,176 sq. ft.
Max Dwelling Units 22
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 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. Roofs and roof structures for the purposes specified in Section 12.21.1 B 3 of the Code, and architectural rooftop features, such as roof decks, trellises and gazebos, may be erected up to ten feet above the height limit established in this section, if the structures and features are set back a minimum of ten feet from the roof perimeter and screened from view at street level by a parapet or a sloping roof.
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 4.5:1
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.

Side

5 ft./3.5 ft.

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

Back

10.5 ft.

Max Buildable Area, Footprint 14,033 sq. ft.
Max Buildable Area, Envelope 60,264 sq. ft.
Max Dwelling Units 40
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed .5 space per unit
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 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
Jurisdictional
Legal Description Lots 30 & 31, Forest Glen Heights Tract
Land Use Medium Residential
Area Planning Commission Central
Community Plan Area Hollywood
Neighborhood Council Los Feliz
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.
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Particulars By-Right TOC or DB
Total Buildable
Net Buildable
Average Construction Cost
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Total Soft Costs
Total Development Budget
Gross Annual Rents
Expenses (25%)
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