2 PRIME & RARE Buildable Elysian Park Vacant Lots for Sale
1933 & 1935 Rosebud Avenue, Los Angeles, CA 90039
Asking: $299K for both lots. Only sold together not separate
Build your dream home, or two dream homes in this highly desirable Elysian Park Hollywood location. Spectacular Views of the San Gabriel Mountains, Palm Trees, and the City of Glendale. Super fast access to Interstate 5 and 2. The 101 freeway is just a short ride on the 2 until it meets the 101. So, all the major freeways have easy access. Right next to City bus line for quick bus to the MetroRapid RedLine and PurpleLine subways stations for easy access to events in downtown Los Angeles and Hollywood. Great schools--check the ratings online. Walk to Elysian Park. Bike to Griffith Park. Electric, phone, water, natural gas, cable all in the street or on poles on other side of Rosebud. Sewer is at the bottom of both lots and in street. Buyer needs to do due diligence to confirm all of these things independent of this detailed report.
EXCELLENT geology, approved by city and on file at city geology department. Hardest sandstone known in Western United States. Geology and report done by Applied Earth Science (Glendale, CA). Foundation need only be a concrete reinforced wall/slab very typical of hillside lots with great geology (not the expense of any sort of grade beam with pilings foundation types). Approved geology report and foundation type can be checked at city geology department or email me for a copy (mountainmail9@protonmail.com). Also, all plans are available at the city Building and Safety Department for anyone curious. Because both lots were cut in September of 1927, the lots are grandfathered into more generous yard/height requirements. This does allow one home to be built on each lot. The plans are for a home on each lot. But, most will want to use both lots to build a single home. To understand the type of rock below the hill dirt, drive to the lots. See the fire hydrant on the other side of Rosebud. The rock in back of the hydrant is the exact same extremely hard sandstone underneath the lot. The geology report clearly shows how far below the dirt the bedrock is. The 2 core samples were done by Cascadia Drilling in California. The other 3 hand dug pits went down about 20 feet. Check out the older home on the south border 1925 Rosebud. That foundation is simple cinder block without a crack anywhere. The geology is very sound. You can no longer build with just cinder block for foundation. You must use reinforced concrete poured walls. Any foundation contractor can give you ballpark estimate. See the foundation partial plans on the web site. Full plans are on file with the city geology department (and city approved). You will need an update letter from Applied Earth Science for a small cost.
This is a For Sale By Owner (FSBO). I created this website myself for the sale. I can email a blank legal offer to buy document contract for serious offers only. Or, if you have a legal contract to buy a vacant lot that is properly filled out, initialed, and signed with a time limit for me to consider your offer, I'll consider it. I only want to deal with serious offers, not phone offers. Verbal words are not meaningful in real estate. A signed contract in ink is a serious offer. If its not on paper in a signed & initialed offer contract by postal mail with a time limit for me to review (like 5 days), I won't take it seriously. You initial every page and sign at the end with a period of time you will allow me to consider your offer. If I accept the offer to buy contract, we turn it over to a title company so everything is California legal. I might submit back to you a counter offer to sell in writing if the offer is not to my liking. In todays digital age, many documents can be done by email in PDF file format such as my engineered plans. But, for the signed contract, it has to be done by 2nd day USPS mail with real ink initials and ink signatures. I will provide you my personal phone number and mailing address by email if you feel the need to talk to me in person by phone or postal mail a signed offer to buy. You can contact me via email, phone, or text on this web site. But, I won't be negotiating price by phone--only in written contract form. I can further explain details by phone about the vacant lots. I go to great length to describe much below. But, please, serious offers only. And, I'm more than open and willing to discussing and describe the vacant lots in more detail in a phone call.
CONTACT
eMail for contact: mountainmail9@protonmail.com
Phone #: 949-619-9008 (texts accepted too)
Ask for Dan if you'd like to talk about more lot details than the abundant details provided below. Please read these details below if you are a serious buyer. These 2 vacant lots are exceptionally RARE in Hollywood for many reasons outlined below (see list 1 to 17 at bottom of web site). It is not easy to find a buildable lot with great geology that has easy building access to the street on top of all the modern utilities of convenience and spectacular hilltop views and super easy major freeway access.
LOS ANGELES MARKET STATUS
Los Angeles Real Estate Market Forecast 2021-2022 (Latest Projections)
www.noradarealestate.com/blog/los-angeles-real-estate-market/
What are the Los Angeles real estate market predictions for 2021 & 2022 ??? Los Angeles has a track record of being one of the best long-term real estate investments due to high price appreciation. Realtor.com published a housing market report that showed which metro areas have had the biggest increase in median list prices. Their report provided data for the 50 largest metropolitan areas in the U.S., across several metrics. The Los Angeles metro area ranked at #5. The median list price in the Los Angeles-Long Beach-Anaheim, Calif. Metro in 2020 was $999,050, up 13.90% year-over-year.
I prefer to use a well known and reputable title insurance firm like Fidelity National Title. They handle all the legal paperwork per California Law. A real estate agent is not needed. A good title company will take the contract we sign, and revise it to their internal paperwork format. Then you place a 20% down payment to enter escrow. You should do most of your due diligence investigations prior to signing the contract to buy. I'm willing to allow up to 3 weeks to do whatever investigations you need on top of the investigations you should do before signing an offer to buy contract. I would prefer 2 weeks or 10 days. But, I do understand your investigations can be time consuming. You'll have to review the geology report along with having a professional review it. Its excellent geology approved by the City of Los Angeles by a top geology firm, Applied Earth Science in Glendale, CA on San Fernando Road. You will in time need to pay Applied Earth Science for an update letter since they did the work back in 2011. I can also provide you by email with a C size topography map in PDF or AutoCAD DWG format. If you decide to do your own plans, your architect will need that file.
For a buyer looking to build a dream home, you will need to contact a seasoned home builder, and an architect. I can provide full plans in PDF format at first, but they do need modification as I outline here on this web site. They are very good, well thought out plans by a structural engineer, foundation engineer, and a bright architect. The plans almost got fully approved by the City of Los Angeles. See details below. You'll need time for professionals to review these documents. I can email PDF versions by email to get your professionals looking into the detailed plans should you decide to even use the plans. You may well have your own ideas and plans. I'm only interested in selling both vacant lots together in one sale. You can review my plans or not. But, you should have professionals review the geology report that is approved by the City of Los Angeles that is on file at the Geology Department.
I prefer dealing with a buyer directly without a middle man. But, since many buyers have an agent, I'd be willing to pay $1,000 as part of a commission. That can be written in the offer to buy contract. The buyer will have to pay whatever remainder the agent requires for finding the property as a finders fee. A well known and reputable title company is fully capable of handling any legal California real estate sale without need of a real estate agent getting a cut for the sale. A private sale saves us both money by eliminating an unnecessary middle man. But, if you chose to use a real estate agent, I will pay $1,000 of the fee and you the remainder.
The United States Department of Justice has a large section of its website dedicated to informing consumers how much they can save by doing flat fee (aka fee for service) sales. For Sale By Owner (FSBO) are extremely common. It is estimated that 20% of real estate sales do not use a commission based listing agent.
US Department of Justice LINK:
www.justice.gov/atr/consumers-save-thousands-commissions
EXCELLENT geology, approved by city and on file at city geology department. Hardest sandstone known in Western United States. Geology and report done by Applied Earth Science (Glendale, CA). Foundation need only be a concrete reinforced wall/slab very typical of hillside lots with great geology (not the expense of any sort of grade beam with pilings foundation types). Approved geology report and foundation type can be checked at city geology department or email me for a copy (mountainmail9@protonmail.com). Also, all plans are available at the city Building and Safety Department for anyone curious. Because both lots were cut in September of 1927, the lots are grandfathered into more generous yard/height requirements. This does allow one home to be built on each lot. The plans are for a home on each lot. But, most will want to use both lots to build a single home. To understand the type of rock below the hill dirt, drive to the lots. See the fire hydrant on the other side of Rosebud. The rock in back of the hydrant is the exact same extremely hard sandstone underneath the lot. The geology report clearly shows how far below the dirt the bedrock is. The 2 core samples were done by Cascadia Drilling in California. The other 3 hand dug pits went down about 20 feet. Check out the older home on the south border 1925 Rosebud. That foundation is simple cinder block without a crack anywhere. The geology is very sound. You can no longer build with just cinder block for foundation. You must use reinforced concrete poured walls. Any foundation contractor can give you ballpark estimate. See the foundation partial plans on the web site. Full plans are on file with the city geology department (and city approved). You will need an update letter from Applied Earth Science for a small cost.
This is a For Sale By Owner (FSBO). I created this website myself for the sale. I can email a blank legal offer to buy document contract for serious offers only. Or, if you have a legal contract to buy a vacant lot that is properly filled out, initialed, and signed with a time limit for me to consider your offer, I'll consider it. I only want to deal with serious offers, not phone offers. Verbal words are not meaningful in real estate. A signed contract in ink is a serious offer. If its not on paper in a signed & initialed offer contract by postal mail with a time limit for me to review (like 5 days), I won't take it seriously. You initial every page and sign at the end with a period of time you will allow me to consider your offer. If I accept the offer to buy contract, we turn it over to a title company so everything is California legal. I might submit back to you a counter offer to sell in writing if the offer is not to my liking. In todays digital age, many documents can be done by email in PDF file format such as my engineered plans. But, for the signed contract, it has to be done by 2nd day USPS mail with real ink initials and ink signatures. I will provide you my personal phone number and mailing address by email if you feel the need to talk to me in person by phone or postal mail a signed offer to buy. You can contact me via email, phone, or text on this web site. But, I won't be negotiating price by phone--only in written contract form. I can further explain details by phone about the vacant lots. I go to great length to describe much below. But, please, serious offers only. And, I'm more than open and willing to discussing and describe the vacant lots in more detail in a phone call.
CONTACT
eMail for contact: mountainmail9@protonmail.com
Phone #: 949-619-9008 (texts accepted too)
Ask for Dan if you'd like to talk about more lot details than the abundant details provided below. Please read these details below if you are a serious buyer. These 2 vacant lots are exceptionally RARE in Hollywood for many reasons outlined below (see list 1 to 17 at bottom of web site). It is not easy to find a buildable lot with great geology that has easy building access to the street on top of all the modern utilities of convenience and spectacular hilltop views and super easy major freeway access.
LOS ANGELES MARKET STATUS
Los Angeles Real Estate Market Forecast 2021-2022 (Latest Projections)
www.noradarealestate.com/blog/los-angeles-real-estate-market/
What are the Los Angeles real estate market predictions for 2021 & 2022 ??? Los Angeles has a track record of being one of the best long-term real estate investments due to high price appreciation. Realtor.com published a housing market report that showed which metro areas have had the biggest increase in median list prices. Their report provided data for the 50 largest metropolitan areas in the U.S., across several metrics. The Los Angeles metro area ranked at #5. The median list price in the Los Angeles-Long Beach-Anaheim, Calif. Metro in 2020 was $999,050, up 13.90% year-over-year.
I prefer to use a well known and reputable title insurance firm like Fidelity National Title. They handle all the legal paperwork per California Law. A real estate agent is not needed. A good title company will take the contract we sign, and revise it to their internal paperwork format. Then you place a 20% down payment to enter escrow. You should do most of your due diligence investigations prior to signing the contract to buy. I'm willing to allow up to 3 weeks to do whatever investigations you need on top of the investigations you should do before signing an offer to buy contract. I would prefer 2 weeks or 10 days. But, I do understand your investigations can be time consuming. You'll have to review the geology report along with having a professional review it. Its excellent geology approved by the City of Los Angeles by a top geology firm, Applied Earth Science in Glendale, CA on San Fernando Road. You will in time need to pay Applied Earth Science for an update letter since they did the work back in 2011. I can also provide you by email with a C size topography map in PDF or AutoCAD DWG format. If you decide to do your own plans, your architect will need that file.
For a buyer looking to build a dream home, you will need to contact a seasoned home builder, and an architect. I can provide full plans in PDF format at first, but they do need modification as I outline here on this web site. They are very good, well thought out plans by a structural engineer, foundation engineer, and a bright architect. The plans almost got fully approved by the City of Los Angeles. See details below. You'll need time for professionals to review these documents. I can email PDF versions by email to get your professionals looking into the detailed plans should you decide to even use the plans. You may well have your own ideas and plans. I'm only interested in selling both vacant lots together in one sale. You can review my plans or not. But, you should have professionals review the geology report that is approved by the City of Los Angeles that is on file at the Geology Department.
I prefer dealing with a buyer directly without a middle man. But, since many buyers have an agent, I'd be willing to pay $1,000 as part of a commission. That can be written in the offer to buy contract. The buyer will have to pay whatever remainder the agent requires for finding the property as a finders fee. A well known and reputable title company is fully capable of handling any legal California real estate sale without need of a real estate agent getting a cut for the sale. A private sale saves us both money by eliminating an unnecessary middle man. But, if you chose to use a real estate agent, I will pay $1,000 of the fee and you the remainder.
The United States Department of Justice has a large section of its website dedicated to informing consumers how much they can save by doing flat fee (aka fee for service) sales. For Sale By Owner (FSBO) are extremely common. It is estimated that 20% of real estate sales do not use a commission based listing agent.
US Department of Justice LINK:
www.justice.gov/atr/consumers-save-thousands-commissions
1933 & 1935 Rosebud Avenue
Totally unique hillside view lots in a relatively remote neighborhood serviced by only one road: Rosebud Avenue. Could be turned into a gated community with neighborhood approval. Both are buildable per LA City code called the Baseline Hillside Ordinance, BHO for short. LA City engineer Sean Dang (City Engineer) in a 2013 official documented email states that each lot could build a home with 1300 square feet of Residential Floor Area (RFA). A copy can be given to you upon request. RFA does NOT include a basement or any garage. Basements and garages are exempt from RFA calculations. See the BHO for RFA calculations. Both are zoned for single family homes. The total area is 4250 square feet (2125 square per lot). Both lots cut in September 1927, so they are both buildable per LA City code as they were both cut prior to June 1946. These lots are what is called "Grand Fathered". They were cut in the mid 1920s, so these lots have special status called "prevailing" rights. The buyer will get what the "prevailing" build conditions of the existing homes in the neighborhood--height, set back, side yard, and other such key building parameters. Read the LA City Hillside Ordinance (PDF included on this web site). The City calls it the BHO for short. This short 30 page guide quickly and concisely outlines all the LA City building codes for all hillside land concerning all residential dwellings. The BHO is the MASTER guide the City of Los Angeles MUST follow. The BHO took many years for the City of Los Angeles to codify a confusing building code system. Its now concise and easy to understand.
Fully detailed plans for 2 homes, one on each lot each with 3 stories including basement which is not part of RFA. The geologies are approved along with a less complex foundation (concrete reinforced rebar--thicker at rear with 3 rebar layers, then 2 rebar layers, then tapering to one rebar layer). Both lots can be combined to build one single home. But, the RFA will stay the same at 1300 square feet RFA which does not include the basement. All 3 levels have 5 foot wide flying balconies. This was done to escape a larger home height restriction (28 feet for flat roof--BHO, section 4). The plans are extremely detailed and well thought out should you chose to pursue them: foundation, framing, electrical, elevations, green code, grading and more. The foundation plans are approved and on file with the City geology department. The plans for both homes are also on file with the City Building and Safety Department from 2012. For interested buyers, a copy can be provided. An update geology letter would be needed from Applied Earth Science in Glendale, CA who did the thorough geologies & drillings & digs and got them approved with a relatively simple foundation that does NOT require complex grade beams and pilons. The approved foundation requires a concrete rebar reinforced foundation that any foundation company could easily estimate for any interested party. Contact Applied Earth Science and you'll learn the rock below is the hardest sandstone known in the Western United States. When you go look at the property, just look near the fire hydrant across the street. There is super hard sandstone around the fire hydrant. That is the same stable solid sandstone deep underneath both lots.
Geologies are extremely important in California. These are approved by the City and on file at the Geology Department including the mandated concrete rebar reinforced foundation with 3 layers at rear, then 2 layers, and 1 layer rebar concept. The foundation design is somewhat like the design of a well made work boot. It's thicker at the rear where its needed. Thinner layers where not as much strength is needed.
Fully detailed plans for 2 homes, one on each lot each with 3 stories including basement which is not part of RFA. The geologies are approved along with a less complex foundation (concrete reinforced rebar--thicker at rear with 3 rebar layers, then 2 rebar layers, then tapering to one rebar layer). Both lots can be combined to build one single home. But, the RFA will stay the same at 1300 square feet RFA which does not include the basement. All 3 levels have 5 foot wide flying balconies. This was done to escape a larger home height restriction (28 feet for flat roof--BHO, section 4). The plans are extremely detailed and well thought out should you chose to pursue them: foundation, framing, electrical, elevations, green code, grading and more. The foundation plans are approved and on file with the City geology department. The plans for both homes are also on file with the City Building and Safety Department from 2012. For interested buyers, a copy can be provided. An update geology letter would be needed from Applied Earth Science in Glendale, CA who did the thorough geologies & drillings & digs and got them approved with a relatively simple foundation that does NOT require complex grade beams and pilons. The approved foundation requires a concrete rebar reinforced foundation that any foundation company could easily estimate for any interested party. Contact Applied Earth Science and you'll learn the rock below is the hardest sandstone known in the Western United States. When you go look at the property, just look near the fire hydrant across the street. There is super hard sandstone around the fire hydrant. That is the same stable solid sandstone deep underneath both lots.
Geologies are extremely important in California. These are approved by the City and on file at the Geology Department including the mandated concrete rebar reinforced foundation with 3 layers at rear, then 2 layers, and 1 layer rebar concept. The foundation design is somewhat like the design of a well made work boot. It's thicker at the rear where its needed. Thinner layers where not as much strength is needed.
Approved Foundation Design
This is a huge cost savings over very complex grade beam and pilon foundations where the geology is not stable. Such situations could make the foundation cost alone exceed $200K depending on the faults in the geology report such as liquefaction zones. The City does have maps of where known liquefaction zones exist. Take a look at the home next to the lots at 1925 Rosebud, the yellow house. Check out its foundation. Its ONLY concrete block with no special rebar. Upon inspection, it doesn't even have one single crack. That is how STABLE that hard sandstone is. That 1925 Rosebud home was built in the year 1926 about the time the Semi Tropic subdivision was designed and lots cut. So, in over 90 years, even a simple concrete block foundation does not show even one crack. The buyer should do due diligence and check it out for yourself. Binoculars could be used. Do not disturb the neighbors. That home at 1925 Rosebud is a good example of how stable the geology is for 1933 & 1935 Rosebud. Ask Applied Earth Science and the City Geology department. It is important to note that geology can change in as little as 100 feet. There are other Rosebud vacant lots. They do not have the same stable geology as proven by the Applied Earth Science report on file with the City. This is where the buyer MUST do due diligence. This issue cannot be stressed enough.
1933 Rosebud three dimensional rendering
1935 is a mirror image. The garages share the same lot lines
These 2 plans (mirror images) were submitted to the City back in 2013. Its a 3 bedroom, 2 bath home on 3 levels with 2 car garage that does not exceed 1300 RFA. It has a formal living room, dining room, entertainment room, study, bar, laundry room, storage, and breakfast nook off kitchen. The master bedroom has a generous large master bathroom. All levels have spectacular views with 5 foot deep flying balconies--per BHO code. The room labelled "Storage 2" can be either the 3rd bedroom, or just for storage. Its in the basement which is not part of the RFA calculation even though it is a fully finished basement. The "Entertainment" room could also easily be turned into a 3rd bedroom. So, it could easily be a 4 bedroom 2 bath home. Just a few small changes to the existing plans can make the home better suit your needs. If you chose to use the existing detailed plans, you'll need to make a few changes anyway. A good architect can make the changes using AutoCAD with the DWG files. I also planned to have several "pre fab" storage sheds from Home Depot installed at the very bottom of the lot. The BHO code allows up to 4 sheds that do not exceed 100 square foot each. External storage adds another premium to any home. While such sheds to not need to be declare in the permits, there are generous limits for such external buildings. A lot of exciting and creative ideas can be done with the remainder of the sloping rear yard like terraced gardens with steps--a private, secluded back yard garden get away.
The foundation is approved, but not the homes despite exhaustive review and detailed plans right down to the electrical, framing, and green code. The issue the City has is both homes do not fully meet the BHO side yard minimum requirement (3 feet PLUS 1 extra foot for height exceeding 18 feet). Both homes exceed 18 feet in height per the BHO measurement. So a 4 foot side yard is required, not the nominal 3 foot side yard. The plans could not be changed to delete 1 foot of width, just impossible. The City will not budge on that issue in 2013. They may budge now, but not back then. A four foot side yard is required. Tens of thousands were spent on such detailed plans only to have them stopped at that late stage of design. The City did offer a potential solution. Its not guaranteed. And, its expensive to apply for it. It's called a "Variance". It costs $9,000 in 2013. Buyer would have to perform due diligence on what such a variance would cost at time of purchase. All aspects of this report does require due diligence on the part of the buyer. This is 2013 information.
Building codes do change along with the cost of a variance. Check with the Building and Safety department. Building and Safety management has changed considerably since 2013 under new mandates to increase brand new home building in Los Angeles because of the severe lack of housing in the City--a City crisis. Building requirements have been reduced to incentivize building new homes because of the severe housing shortage crisis. Massive new housing projects have been constructed all within 1.5 miles of Rosebud. Pictures are including in this web site in the tab (PICTURES & OTHER) to see how Elysian Park/Echo Park/Silver Lake areas have grown dramatically with brand new town homes that allow shared walls. There still is no guarantee of a variance approval. But, the Building and Safety department is willing to approve such things to get more housing built in this housing crisis. 2021 is a time when the City is more willing to grant such variances to build more housing. As you read this, extreme measures are being used within 1.5 miles of Rosebud to build more high density housing, especially along Riverside Blvd.
The side yard of 4 feet MUST remain on the north side of 1935 Rosebud and the south side of 1933 Rosebud. But, both homes share a common lot line. The variance is the reduction of the side yard to 1 foot since both homes are owned by the same owner/builder. Both homes would be built 2 feet apart, or a 1 foot side yard in common. This yields an extra 2 feet for each home. This provides an extra 1 foot on the north side of 1935 and 1 foot extra on the south side of 1933 so each meets the 4 foot requirement. That leaves 2 feet between the homes. So 2 feet would become a V shaped concrete water diversion trough between the two homes. Some other water diversion technique could be used per the buyers design.
Water run off is an important aspect of all hillside building. Both home plans would have to be modified to increase the width of existing plans by 1 foot for each home. Such a revision to make both homes 1 foot wider--a welcome change. Its a welcome expansion of width, but that takes modification of all the existing AutoCAD plans. Such modification would cost extra money. And, both homes would have to be resubmitted for review. Back in 2013 it cost $2000 to submit each plan for a review. That is $4000 for both homes to go through the review process yet again. The buyer would have to do due diligence on the 2021 cost of Building and Safety review. Costs are probably higher now.
The flat roof makes it possible for a modest roof top deck. The views would include a very nice view of the famous HOLLYWOOD sign at a top deck elevation of 512 feet above sea level, 500 feet at front porch level. People love views. People enjoy roof top decks for relaxing and parties. The top deck is accessible via a circular stair case in the Living Room. And, that was the design goal for both homes to take advantage of truly unique and spectacular views unlike any other local homes. Such views are ONE OF A KIND. And, such views dramatically increase single family home value.
The foundation is approved, but not the homes despite exhaustive review and detailed plans right down to the electrical, framing, and green code. The issue the City has is both homes do not fully meet the BHO side yard minimum requirement (3 feet PLUS 1 extra foot for height exceeding 18 feet). Both homes exceed 18 feet in height per the BHO measurement. So a 4 foot side yard is required, not the nominal 3 foot side yard. The plans could not be changed to delete 1 foot of width, just impossible. The City will not budge on that issue in 2013. They may budge now, but not back then. A four foot side yard is required. Tens of thousands were spent on such detailed plans only to have them stopped at that late stage of design. The City did offer a potential solution. Its not guaranteed. And, its expensive to apply for it. It's called a "Variance". It costs $9,000 in 2013. Buyer would have to perform due diligence on what such a variance would cost at time of purchase. All aspects of this report does require due diligence on the part of the buyer. This is 2013 information.
Building codes do change along with the cost of a variance. Check with the Building and Safety department. Building and Safety management has changed considerably since 2013 under new mandates to increase brand new home building in Los Angeles because of the severe lack of housing in the City--a City crisis. Building requirements have been reduced to incentivize building new homes because of the severe housing shortage crisis. Massive new housing projects have been constructed all within 1.5 miles of Rosebud. Pictures are including in this web site in the tab (PICTURES & OTHER) to see how Elysian Park/Echo Park/Silver Lake areas have grown dramatically with brand new town homes that allow shared walls. There still is no guarantee of a variance approval. But, the Building and Safety department is willing to approve such things to get more housing built in this housing crisis. 2021 is a time when the City is more willing to grant such variances to build more housing. As you read this, extreme measures are being used within 1.5 miles of Rosebud to build more high density housing, especially along Riverside Blvd.
The side yard of 4 feet MUST remain on the north side of 1935 Rosebud and the south side of 1933 Rosebud. But, both homes share a common lot line. The variance is the reduction of the side yard to 1 foot since both homes are owned by the same owner/builder. Both homes would be built 2 feet apart, or a 1 foot side yard in common. This yields an extra 2 feet for each home. This provides an extra 1 foot on the north side of 1935 and 1 foot extra on the south side of 1933 so each meets the 4 foot requirement. That leaves 2 feet between the homes. So 2 feet would become a V shaped concrete water diversion trough between the two homes. Some other water diversion technique could be used per the buyers design.
Water run off is an important aspect of all hillside building. Both home plans would have to be modified to increase the width of existing plans by 1 foot for each home. Such a revision to make both homes 1 foot wider--a welcome change. Its a welcome expansion of width, but that takes modification of all the existing AutoCAD plans. Such modification would cost extra money. And, both homes would have to be resubmitted for review. Back in 2013 it cost $2000 to submit each plan for a review. That is $4000 for both homes to go through the review process yet again. The buyer would have to do due diligence on the 2021 cost of Building and Safety review. Costs are probably higher now.
The flat roof makes it possible for a modest roof top deck. The views would include a very nice view of the famous HOLLYWOOD sign at a top deck elevation of 512 feet above sea level, 500 feet at front porch level. People love views. People enjoy roof top decks for relaxing and parties. The top deck is accessible via a circular stair case in the Living Room. And, that was the design goal for both homes to take advantage of truly unique and spectacular views unlike any other local homes. Such views are ONE OF A KIND. And, such views dramatically increase single family home value.
Google Earth
MapQuest.com
These images above give the buyer an idea of the kinds of 360 degree view possible from a roof top deck on both homes. Such views are extremely unique and add great value to a single family home. This is one of several reasons $375K is a reasonable asking price. There are other reasons:
1) Stunning 360 degree views mentioned above
2) Single family home, not a town home. No shared walls.
3) Roof top decks to enjoy the dramatic views. Note the street level Living Room has a circular stair case that leads up to the roof top deck. Its in the existing plans. The grading plans put the homes and front porch 18 inches above the Rosebud curb level so the front yard rain water drains to the curb.
4) No home owner association dues
5) One of the few remaining lots in the entire Hollywood region with solid geology that is well researched and well documented and on file with the City Geology Department.
6) A City mandated foundation that is not complex. It's inexpensive compared to the extreme expense of costly grade beams and pilons. Look at the older home at 1925 Rosebud. That is what can be built. And, that home is over 90 years old with a concrete block foundation with zero cracks. If they can build such a solid home on that hillside 90 years ago, it can be done without problem in the 21st century. The geology is solid.
7) Any reasonable home built on those lots would immediately be worth almost $2 million in todays market. If the two proposed homes were built, they would be worth almost $4 million in todays market. The cost of the lots is small compared to the current market price for such a home or homes. Check out some free online "cost to build home" calculators. Just select the region of the nation, and if the home would be basic, mid level, or high end finish. An average is $160 per square foot. Even if you use worst case numbers, you'll never exceed $600,000 per home including the foundation. That number becomes your property tax base plus lot cost. So, one of the significant benefits of building your own brand new home is a lower yearly property tax bill with todays home market prices in Los Angeles. Few think about that. Property tax in California is based mostly on what you paid to for it, or the well documented building costs. The state of California from Proposition 13 back in 1978 caps property tax at 1% of the cash value paid, or building cost documented. The cities and counties can add small amounts for schools which might become 1.25%. California is one of the lowest property tax states in the United States from Prop 13. On another tab on this web site (PICTURES & OTHER) I show pictures of many new home projects and even a "tear down" concept less than 1 mile away where they are asking almost $1 million (1912 Lemoyne, 90026). Its tear down. It has NO views. Its also zoned residential hillside, so the BHO applies there too. It comes with CONCEPT ONLY ideas that include a roof top deck. Since I know the BHO well, those concept plans would NEVER pass the height restriction codes. But, they are offering it as a concept? That neighborhood is no where near as nice as Rosebud. My lots come with incredibly detailed plans almost at approval if you chose to use them. And, there won't be any $60,000 dollar demolition fees. I'll include the listing below just so you can see how desperate people are to build in this Hollywood/Echo Park area.
1) Stunning 360 degree views mentioned above
2) Single family home, not a town home. No shared walls.
3) Roof top decks to enjoy the dramatic views. Note the street level Living Room has a circular stair case that leads up to the roof top deck. Its in the existing plans. The grading plans put the homes and front porch 18 inches above the Rosebud curb level so the front yard rain water drains to the curb.
4) No home owner association dues
5) One of the few remaining lots in the entire Hollywood region with solid geology that is well researched and well documented and on file with the City Geology Department.
6) A City mandated foundation that is not complex. It's inexpensive compared to the extreme expense of costly grade beams and pilons. Look at the older home at 1925 Rosebud. That is what can be built. And, that home is over 90 years old with a concrete block foundation with zero cracks. If they can build such a solid home on that hillside 90 years ago, it can be done without problem in the 21st century. The geology is solid.
7) Any reasonable home built on those lots would immediately be worth almost $2 million in todays market. If the two proposed homes were built, they would be worth almost $4 million in todays market. The cost of the lots is small compared to the current market price for such a home or homes. Check out some free online "cost to build home" calculators. Just select the region of the nation, and if the home would be basic, mid level, or high end finish. An average is $160 per square foot. Even if you use worst case numbers, you'll never exceed $600,000 per home including the foundation. That number becomes your property tax base plus lot cost. So, one of the significant benefits of building your own brand new home is a lower yearly property tax bill with todays home market prices in Los Angeles. Few think about that. Property tax in California is based mostly on what you paid to for it, or the well documented building costs. The state of California from Proposition 13 back in 1978 caps property tax at 1% of the cash value paid, or building cost documented. The cities and counties can add small amounts for schools which might become 1.25%. California is one of the lowest property tax states in the United States from Prop 13. On another tab on this web site (PICTURES & OTHER) I show pictures of many new home projects and even a "tear down" concept less than 1 mile away where they are asking almost $1 million (1912 Lemoyne, 90026). Its tear down. It has NO views. Its also zoned residential hillside, so the BHO applies there too. It comes with CONCEPT ONLY ideas that include a roof top deck. Since I know the BHO well, those concept plans would NEVER pass the height restriction codes. But, they are offering it as a concept? That neighborhood is no where near as nice as Rosebud. My lots come with incredibly detailed plans almost at approval if you chose to use them. And, there won't be any $60,000 dollar demolition fees. I'll include the listing below just so you can see how desperate people are to build in this Hollywood/Echo Park area.
Concept Design for Lemoyne
The concept below would never pass the 28 foot height restriction for flat roofs. The BHO applies to this property as well--Hillside Zoning, the BHO
8) Insane demand for housing in this key area near Hollywood. Another tab of this web site (PICTURES & OTHER) shows just how much recent housing has been built within 1.5 miles. Its dramatic. Its a highly desirable area to live. Its one of the fastest growing areas in Hollywood/Echo Park for new housing.
9) Super fast access to two major freeways: Interstate 5 and 2. The 101 freeway is just a short ride on 2 until it meets the 101. Super easy access to bus lines that quickly take you to the major subways systems of Los Angeles: Metro Red Line and Metro Purple Line. You can't find a better central nexus in the Los Angeles area. The elevation is about 500 feet above sea level. So, you enjoy a nice breeze off the Pacific Ocean 12 miles away compared to valleys below--climate zone 23--a bit cooler in summers.
9) Super fast access to two major freeways: Interstate 5 and 2. The 101 freeway is just a short ride on 2 until it meets the 101. Super easy access to bus lines that quickly take you to the major subways systems of Los Angeles: Metro Red Line and Metro Purple Line. You can't find a better central nexus in the Los Angeles area. The elevation is about 500 feet above sea level. So, you enjoy a nice breeze off the Pacific Ocean 12 miles away compared to valleys below--climate zone 23--a bit cooler in summers.
Climate Zone 23
cool breezes off the Pacific Ocean in summers
910) Record LOW mortgage interest rates that won't be increasing anytime soon. The Federal Reserve Bank simply CANNOT increase rates or the economy would tank. They MUST keep them at these extreme lows for at least 18 months or longer.
11) Excessive demand for any kind of housing in that popular Hollywood/Silver Lake region. Check out the other tabs on this web site for articles on just how fast housing prices are skyrocketing. There simply is not enough room for more housing in Los Angeles. Prices will always go higher and remain high. If two such homes were built, they'd be worth close to $2 million EACH. The views and privacy add extreme value to such single family homes. Get a real estate agent to do a estimated appraisal of what such a home would be worth in the 2021 market. Brand new homes always come with a 15% premium above existing homes in any market. Homes with spectacular views always come with a 10% premium above other nearby homes without such views. Add to all that super fast access to two major freeways and a bus line to the MetroRapid subway system, and it means such single family home with great schools will always sell for a high premium in any market.
12) A good home builder can use the information laid out here to give you a reasonable estimate once he has the estimate for the foundation. In 2013 the foundation estimates were about $70K for each home which includes the grading that meets the BHO requirements. The BHO has an entire section about grading in Section 6. Anyone can read that 30 page BHO and get a real handle as a layman about what can be built on a hillside. There are LIMITS to the fill dirt "imports" and "exports". Both of these lots EASILY fit into the 1,000 cubic yard range for R1 residential. The fill dug out can be used ON THE LOTS and is not considered as import or export totals. There will be more than enough fill dirt to raise both homes to a level 18" above the Rosebud Avenue curb. Any seasoned home builder can roughly calculate the amount of dirt removed to raise the homes 18" above curb grade. There will be some dirt that will need to be hauled off (export) as part of your grading plans. It will be far less than even a few hundred cubic yards per home.
Reading the BHO is simply a MUST READ to anyone considering building such dream homes. Its not hard reading. And, the City of Los Angeles spent YEARS developing that MASTER document. It rules in all hillside building cases. Make sure you understand the "Bonus" you can get by doing certain things. Check out the "Minimal Grading Option 6". You get a Bonus of 20% extra Residential Floor Area or RFA for following one of seven options. You can only chose 1 option. You cannot combine options for more RFA. Any layman can understand these requirements. And, it was made simple by design. A seasoned home builder can understand the BHO in only 1 hour. Also, the Zoning Administration does have the authority to alter some restrictions by as much as 10%. Any layman can understand this if they want to build their dream home with dream views. This web site has a tab (PICTURES & OTHER) on the upper top right side where you can download the PDF for the BHO. Just scroll down to the bottom area for the downloads. Or, go to www.Zimas.LACity.org. You can download it there too. ZIMAS is a key tool to use and it is free. ALSO, review the Rosebud neighborhood with Google Earth. Its an amazing FREE tool anyone can download onto their computer. Zimas combined with Google Earth lets you see things that are not so obvious by just driving by the lots to inspect in person. Map sites like MapQuest.com are also good references to see how well situated Rosebud Avenue is to major Los Angeles freeways and transit systems.
13) The area to build can easily hold equipment needed to excavate and grade to install a foundation. This is a major factor that many existing vacant lots do NOT have. Access for excavation and grading equipment will be easy. Any seasoned home builder will first assess how accessible the lot is for necessary equipment.
14) A fire hydrant is right across the street. The Los Angeles Fire Department LAFD MUST sign off on any building permit. You have to be close to a fire hydrant or they won't sign the permit.
15) There are a few nearby lots that neighbors want to sell. It might be a good idea to buy them too. The lot at 1931 Rosebud is one of them. I have 2 lots so there is 25+25 = 50 feet of width. 1931 Rosebud is only 25 feet wide. You must have a 2 car garage, and that makes 25 feet wide tough as you cannot get a variance like my twin lots. But, the geology is identical because its so close. Just ask Applied Earth Science to include it in your update letter. With 1931 Rosebud you'd have 75 feet of width for a more standard 2 car garage if that is more to your liking. If you seek to build just one home and want a more normal, wider home instead of a long home, acquiring that property gives you many more options. This option gives you an extra wide side-by-side 2 car garage instead of a 2 car tandem garage. Also, look at 2000 Rosebud and 2001 Modjeska. Those are 2 lots along the cross street of Peru. They are NOT buildable. But, they could easily be turned into additional parking spaces, not structures, just parking slots. Parking is very tight on Rosebud. And, owning more parking spots for visiting friends/family is a very nice option to think about. Those lots are useless to anyone except someone wishing to build a home(s) at 1933/1935 Rosebud. Think about acquiring them. Get a few contractors to give you an estimate on creating a number of parking slots right near your new home or homes. Such options are not often available when building a new dream home. These are things to just think about. Parking is always a super important issue in Los Angeles. Parking is another addition for a premium price. The City of Los Angeles would be very WELCOMING to any expansion of parking spaces in such tight hillside neighborhoods. You'd own them. They would NOT be public for the neighbors. Post signs appropriate--Private Parking ONLY. If none of these options are open to you, there is always lots of parking at the FOOT of Rosebud Avenue as it comes off Allesandro Street. You have to walk up the hill, but there is parking available.
16) Los Angeles Real Estate Market Forecast 2021-2022 (Latest Projections)
www.noradarealestate.com/blog/los-angeles-real-estate-market/
What are the Los Angeles real estate market predictions for 2021 & 2022? Los Angeles has a track record of being one of the best long-term real estate investments due to high price appreciation. Realtor.com published a housing market report that showed which metro areas have had the biggest increase in median list prices. Their report provided data for the 50 largest metropolitan areas in the U.S., across several metrics. The Los Angeles metro area ranked at #5. The median list price in the Los Angeles-Long Beach-Anaheim, Calif. Metro in 2020 was $999,050, up 13.90% year-over-year.
Rents in many popular Los Angeles areas are up over 10% in the past 12 months with that trend expected to continue.
17) Here is a very nearby vacant lot at 2296 Silver Ridge (90039) for $325,000. The lot is not nearly as nice. It has a large power pole in the lot obstructing views and any construction efforts. Moving a serious power pole is very costly. Ask any seasoned builder. This is a comparable listing in the same zip code nearby.
11) Excessive demand for any kind of housing in that popular Hollywood/Silver Lake region. Check out the other tabs on this web site for articles on just how fast housing prices are skyrocketing. There simply is not enough room for more housing in Los Angeles. Prices will always go higher and remain high. If two such homes were built, they'd be worth close to $2 million EACH. The views and privacy add extreme value to such single family homes. Get a real estate agent to do a estimated appraisal of what such a home would be worth in the 2021 market. Brand new homes always come with a 15% premium above existing homes in any market. Homes with spectacular views always come with a 10% premium above other nearby homes without such views. Add to all that super fast access to two major freeways and a bus line to the MetroRapid subway system, and it means such single family home with great schools will always sell for a high premium in any market.
12) A good home builder can use the information laid out here to give you a reasonable estimate once he has the estimate for the foundation. In 2013 the foundation estimates were about $70K for each home which includes the grading that meets the BHO requirements. The BHO has an entire section about grading in Section 6. Anyone can read that 30 page BHO and get a real handle as a layman about what can be built on a hillside. There are LIMITS to the fill dirt "imports" and "exports". Both of these lots EASILY fit into the 1,000 cubic yard range for R1 residential. The fill dug out can be used ON THE LOTS and is not considered as import or export totals. There will be more than enough fill dirt to raise both homes to a level 18" above the Rosebud Avenue curb. Any seasoned home builder can roughly calculate the amount of dirt removed to raise the homes 18" above curb grade. There will be some dirt that will need to be hauled off (export) as part of your grading plans. It will be far less than even a few hundred cubic yards per home.
Reading the BHO is simply a MUST READ to anyone considering building such dream homes. Its not hard reading. And, the City of Los Angeles spent YEARS developing that MASTER document. It rules in all hillside building cases. Make sure you understand the "Bonus" you can get by doing certain things. Check out the "Minimal Grading Option 6". You get a Bonus of 20% extra Residential Floor Area or RFA for following one of seven options. You can only chose 1 option. You cannot combine options for more RFA. Any layman can understand these requirements. And, it was made simple by design. A seasoned home builder can understand the BHO in only 1 hour. Also, the Zoning Administration does have the authority to alter some restrictions by as much as 10%. Any layman can understand this if they want to build their dream home with dream views. This web site has a tab (PICTURES & OTHER) on the upper top right side where you can download the PDF for the BHO. Just scroll down to the bottom area for the downloads. Or, go to www.Zimas.LACity.org. You can download it there too. ZIMAS is a key tool to use and it is free. ALSO, review the Rosebud neighborhood with Google Earth. Its an amazing FREE tool anyone can download onto their computer. Zimas combined with Google Earth lets you see things that are not so obvious by just driving by the lots to inspect in person. Map sites like MapQuest.com are also good references to see how well situated Rosebud Avenue is to major Los Angeles freeways and transit systems.
13) The area to build can easily hold equipment needed to excavate and grade to install a foundation. This is a major factor that many existing vacant lots do NOT have. Access for excavation and grading equipment will be easy. Any seasoned home builder will first assess how accessible the lot is for necessary equipment.
14) A fire hydrant is right across the street. The Los Angeles Fire Department LAFD MUST sign off on any building permit. You have to be close to a fire hydrant or they won't sign the permit.
15) There are a few nearby lots that neighbors want to sell. It might be a good idea to buy them too. The lot at 1931 Rosebud is one of them. I have 2 lots so there is 25+25 = 50 feet of width. 1931 Rosebud is only 25 feet wide. You must have a 2 car garage, and that makes 25 feet wide tough as you cannot get a variance like my twin lots. But, the geology is identical because its so close. Just ask Applied Earth Science to include it in your update letter. With 1931 Rosebud you'd have 75 feet of width for a more standard 2 car garage if that is more to your liking. If you seek to build just one home and want a more normal, wider home instead of a long home, acquiring that property gives you many more options. This option gives you an extra wide side-by-side 2 car garage instead of a 2 car tandem garage. Also, look at 2000 Rosebud and 2001 Modjeska. Those are 2 lots along the cross street of Peru. They are NOT buildable. But, they could easily be turned into additional parking spaces, not structures, just parking slots. Parking is very tight on Rosebud. And, owning more parking spots for visiting friends/family is a very nice option to think about. Those lots are useless to anyone except someone wishing to build a home(s) at 1933/1935 Rosebud. Think about acquiring them. Get a few contractors to give you an estimate on creating a number of parking slots right near your new home or homes. Such options are not often available when building a new dream home. These are things to just think about. Parking is always a super important issue in Los Angeles. Parking is another addition for a premium price. The City of Los Angeles would be very WELCOMING to any expansion of parking spaces in such tight hillside neighborhoods. You'd own them. They would NOT be public for the neighbors. Post signs appropriate--Private Parking ONLY. If none of these options are open to you, there is always lots of parking at the FOOT of Rosebud Avenue as it comes off Allesandro Street. You have to walk up the hill, but there is parking available.
16) Los Angeles Real Estate Market Forecast 2021-2022 (Latest Projections)
www.noradarealestate.com/blog/los-angeles-real-estate-market/
What are the Los Angeles real estate market predictions for 2021 & 2022? Los Angeles has a track record of being one of the best long-term real estate investments due to high price appreciation. Realtor.com published a housing market report that showed which metro areas have had the biggest increase in median list prices. Their report provided data for the 50 largest metropolitan areas in the U.S., across several metrics. The Los Angeles metro area ranked at #5. The median list price in the Los Angeles-Long Beach-Anaheim, Calif. Metro in 2020 was $999,050, up 13.90% year-over-year.
Rents in many popular Los Angeles areas are up over 10% in the past 12 months with that trend expected to continue.
17) Here is a very nearby vacant lot at 2296 Silver Ridge (90039) for $325,000. The lot is not nearly as nice. It has a large power pole in the lot obstructing views and any construction efforts. Moving a serious power pole is very costly. Ask any seasoned builder. This is a comparable listing in the same zip code nearby.
