Brick+Work

West Hollywood CN2/CC2 Property, No Residential Density Limit

West Hollywood

West Hollywood CN2/CC2 Property, No Residential Density Limit

APN: 4336-010-004, 4336-010-016

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CN2, CC2
Zone/District
No Residential Density Limit in CC2 zone; none allowed in CN2 zone
Max Unit
27,900 sq. ft.
Lot Size
N/A
TOC
2
Lots
Existing Conditions
Floor Area 18,332 (combined)
Units 1 (combined)
Year Constructed 1948-1971
Assessed Improvement Value $931,282 (combined)
Assessed Land Value $3,154,385 (combined)
Development Potential (By-Right)
Maximum FAR No residential uses allowed in CN2 zone; For CC2 zone, residential density is determined through land use permit process based on allowable FAR
Maximum Height
Feet

45 ft. in CC2 zone; 25 ft. in CN2 zone

Stories

4 in CC2 zone; 2 in CN2 zone

Minimum Setbacks
Front

0 ft.

Side

0 ft.

Back

0 ft.

Max Buildable Area, Footprint 13,500 sq. ft.
Max Buildable Area, Envelope 13,500 sq. ft.
Max Dwelling Units No Residential Density Limit in CC2 zone; none allowed in CN2 zone
Affordable Units Required None
Parking Required 1 space per studio with less than 500 sq. ft. 1.5 spaces per 1 BR unit and studio larger than 500 sq. ft. 2 spaces per 2-3 BR unit 3 spaces per 4 BR unit 1 guest space per 4 units (5 units or more only)
Required Bicycle Parking
Long Term 1 space per 2 units (5 units or more only)
Short Term 1 space per 4 units (5 units or more only)
Transitional Height Limitations None Required
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 Mixed Use projects are allowed an increase in FAR and height, that is determined determined through land use permit process
Development Potential (with TOC or DB)
Maximum FAR No residential uses allowed in CN2 zone; For CC2 zone, residential density is determined through land use permit process based on allowable FAR
Maximum Height
Feet

55 ft. in CC2 zone; 25 ft. in CN2 zone

Stories

5 in CC2 zone; 2 in CN2 zone

Minimum Setbacks
Front

0 ft.

Side

0 ft.

Back

0 ft.

Max Buildable Area, Footprint 13,500 sq. ft.
Max Buildable Area, Envelope 13,500 sq. ft.
Max Dwelling Units No Residential Density Limit in CC2 zone; none allowed in CN2 zone
Affordable Units Required at least 15% for Very Low Income, 24% for Low Income, or 44% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 1.5 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 2 units (5 units or more only)
Short Term 1 space per 4 units (5 units or more only)
Transitional Height Limitations None Required
Required Open Space 10% reduction in total common open space required, 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 2-3, Tract No 6167 Lot 34-35, Winnetka Tract
Land Use Neighborhood Commercial/Community Commerical
Area Planning Commission N/A
Community Plan Area N/A
Neighborhood Council N/A
Council District N/A
Councilmember N/A
Red Flags
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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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