H O LLY WOOD + FA IR FA X
F E AS I B I L I T Y STUD Y FEBRUARY 2016
I NTR OD UCTIO N
O V E RV I E W TYPE
multi-family residential (condo vs rental tbd) PROPERTY AREA
32,475 sf
GROSS BUILDING AREA
53,187 sf
RENTABLE/SALEABLE AREA
31,506 sf
24 one bedroom units 12 two bedroom units 36 total units 42 parking spaces pool/terrace
OVERVIEW
FEBRUARY 2016
PR O PE RT Y
PARCEL MAP TRACK NO. 5757
PROPERTY AREAS
FEBRUARY 2016
7900 Hollywood Blvd east 75’ of lot 6 area: 7,125 sf 7910 Hollywood Blvd west 65’ of lot 6 area: 6,175 sf 7914 Hollywood Blvd north 155’ of lot 5 area: 10,075 sf 1629 N Fairfax Ave lot 7 area: 9,100 sf
PARCEL MAP TRACK NO. 5757
4 ACQUIRED PROPERTIES
PROPERTY AREAS
FEBRUARY 2016
Hollywood Blvd
corner view along Hollywood Blvd
N Fairfax Ave view at corner of Hollywood Blvd + N Fairfax Ave
existing
view along N Fairfax Ave STREETSCAPE VIEWS
FEBRUARY 2016
Z O N I NG / MA SSIN G A N ALY S I S
ZONE
SET BACK: SIDE YARD
r3-1xl
5’ + 1’ per floor over second
USE
SET BACK: REAR YARD
multiple dwelling
not applicable on corner lot
MAX HEIGHT
MINIMUM AREA PER DWELLING UNIT
SET BACK: FRONT YARD
PARKING REQUIREMENT
30’ (no floor limit)
15’
800 sf
1 space per unit <3 rooms;1.5 spaces for 3 rooms
ZONING
FEBRUARY 2016
B d o o yw l l Ho
N
lvd
Fa
irf
ax
Av
e
PROPERTY AREA
32,475 sf
MASSING DIAGRAMS
FEBRUARY 2016
front set back: 15’
front set back: 15’ SET BACKS
side set back: 5’+1’
side set back: 5’+1’
MASSING DIAGRAMS
FEBRUARY 2016
DESIRABLE FOOTPRINT
17,729 sf
7,385 sf meets open space requirement
MASSING DIAGRAMS
FEBRUARY 2016
GROSS BUILDING AREA
53,187 sf
30â&#x20AC;&#x2122; max height
3 floors
MASSING DIAGRAMS
FEBRUARY 2016
S C H EMAT IC PR O G R A M
THIRD FLOOR
18 apartments
SECOND FLOOR
18 apartments
GROUND FLOOR
42 parking spaces lobby trash room pool/terrace
AXONOMETRIC
FEBRUARY 2016
TRASH MAIL 42 PARKING SPACES
2 BD 950 SF
TERRACE
25% OPEN SPACE IS GREEN
GROUND FLOOR
1 BD 800 SF
1 BD 800 SF
2 BD 991 SF
2 BD 1219 SF
LOBBY 2 BD 930 SF
POOL
1 BD 800 SF
gross area: 17,729 sf exterior open space: 7,385 sf
2 BD 930 SF
1 BD 876 SF
1 BD 876 SF
1 BD 800 SF
1 BD 829 SF 2 BD 980 SF
1 BD 800 SF
1 BD 800 SF
1 BD 800 SF
1 BD 800 SF
1 BD 800 SF
SECOND + THIRD FLOOR
gross area: 17,729 sf (each)
SCHEMATIC FLOOR PLANS
FEBRUARY 2016
THIRD FLOOR
THIRD FLOOR UNIT BREAKDOWN
THIRD FLOOR
UNIT # 3A 3B 3C 3D 3E 3F 3G 3H 3I 3J 3K 3L 3M 3N 3O 3P 3Q 3R
SECOND FLOOR
TYPE 2 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 2 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 2 bedroom
Avg SF/unit 1 bedroom 2 bedroom
813 1,000
SF 950 SF 800 SF 800 SF 800 SF 991 SF 1,219 SF 800 SF 800 SF 800 SF 770 SF 800 SF 800 SF 980 SF 829 SF 876 SF 876 SF 931 SF 931 SF
SECOND FLOOR UNIT BREAKDOWN
Total SF
SECOND FLOOR
12 Units 6 Units 18 Units
9,751 SF 6,002 SF 15,753 SF
Net Residential Area Circulation Efficiency Required Open Space Gross SF:
15,753 SF 1,976 SF 797% 1,950 SF 17,729 SF
1 bedroom 2 bedroom
UNIT # 2A 2B 2C 2D 2E 2F 2G 2H 2I 2J 2K 2L 2M 2N 2O 2P 2Q 2R
GROUND FLOOR
TYPE 2 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 2 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 2 bedroom
Avg SF/unit 813 1,000
SF 950 SF 800 SF 800 SF 800 SF 991 SF 1,219 SF 800 SF 800 SF 800 SF 770 SF 800 SF 800 SF 980 SF 829 SF 876 SF 876 SF 931 SF 931 SF
GROUND FLOOR
Total SF
PROPERTY CONSOLIDATION
12 Units 6 Units 18 Units
9,751 SF 6,002 SF 15,753 SF
Net Residential Area Circulation Efficiency Required Open Space Gross SF:
15,753 SF 1,976 SF 797% 1,950 SF 17,729 SF
Parking Area Auxiliary *Exterior Open Space Gross Floor Area *not included in GFA
14,655 SF 3,074 SF 7,385 SF 17,729 SF
1 Space / D.U. 1.5 Spaces / D.U. Total Required Spaces
24 18 42
7900 Hollywood Blvd
7,125 SF
7910 Hollywood Blvd
6,175 SF
7914 Hollywood Blvd 1629 N Fairfax Ave Single Property Area
10,075 SF 9,100 SF 32,475 SF
TOTAL GROSS SF (GSF): TOTAL RENTABLE/SALEABLE/USABLE SF:
53,187 SF 31,506 SF
PARKING BREAKDOWN 1 Bedroom Total 2 Bedroom Total
24 Units 12 Units
TOTAL AREAS
PROGRAM AREA CALCULATIONS
FEBRUARY 2016
TYPICAL 1 BEDROOM
TYPICAL 2 BEDROOM
REQUIRED OPEN SPACE
REQUIRED OPEN SPACE
REQUIRED PARKING
REQUIRED PARKING
813 sf 100 sf
1 space
1000 sf 125 sf
1.5 spaces
SCHEMATIC UNIT PLANS
FEBRUARY 2016
INTERIOR DESIGN INFLUENCE
FEBRUARY 2016
elevation - N Fairfax Ave
elevation - Hollywood Blvd
section - N Fairfax Ave
section - Hollywood Blvd
SCHEMATIC ELEVATIONS + SECTIONS
FEBRUARY 2016
EXTERIOR DESIGN INFLUENCE
FEBRUARY 2016
M A R KE T AN A LYSIS
900 4 6
C O ND OS + A PA RT M EN T S
NEIGHBORHOOD CONDO PRICES
Recent Condo Sales 1414 N Fairfax Ave #211 1615 N Laurel Ave #114 1400 N Hayworth Ave #26 1323 N Hayworth Ave #H 1400 N Sweetzer Ave #405 1539 N Laurel Ave #203 1550 N Laurel Ave #304 1426 N Laurel Ave #110 1420 N Laurel Ave #407 1248 N Laurel Ave #201
NEIGHBORHOOD RENTAL PRICES
Unit Type
Size
Sales Price
1 1 1 1 1 2 2 2 2 2
678 SF 688 SF 611 SF 945 SF 800 SF 1,334 SF 1,055 SF 1,374 SF 1,260 SF 1,430 SF
$315,000 $435,000 $445,000 $600,000 $685,000 $555,000 $652,000 $728,000 $812,000 $850,000
Current Apartment Rentals Savoy West Apartments 7950 West Sunset Poinsettia Apartments Empire at Kings The Cresent at WeHo
Unit Type
Size
Rent
1 2 1 2 1 2 1 2 1 2
800 SF 1,000 SF 800 SF 3,185 SF 782 SF 865 SF 975 SF 1,230 SF 720 SF 906 SF
$2,000 $2,900 $2,400 $3,185 $2,500 $2,880 $2,700 $3,200 $2,800 $3,089
RECENT CONDO SALES + CURRENT APARTMENT RENTALS
FEBRUARY 2016
NUMBER OF SALES LISTINGS
NUMBER OF SALES
AVERAGE SALES LISTING PRICE
MEDIAN SALES PRICE
AVERAGE SALES PRICE PER SF
MARKET OVERVIEW - SALES
FEBRUARY 2016
AVERAGE RENT PRICES
-One bedroom apartments in Los Angeles rent for $2011 a month on average and two bedroom apartment rents average $2639. -The average apartment rent over the prior 6 months in Los Angeles has decreased by $69 (-3%). -One bedroom units have increased by $53 (2.7%) and two bedroom apartments have increased by $7 (0.3%). -New supply of rental supply not projected to meet demand in the next couple years. 20,000 sf
CURRENT COMPARABLE NEIGHBORHOOD RENT AVERAGES
AVERAGE RENT TRENDS
MARKET OVERVIEW - RENTAL
FEBRUARY 2016