The speculation is that the contractors who will build the facility and the people who work there will have to live somewhere and that the current housing stock is inadequate for that purpose.

As far as your comment of “appreciate rapidly over the next 3-5 years”… I don’t buy on speculation… Counting on appreciation is a bad investment strategy.

I think most places in the Bay Area are banking on the appreciation or speculation factors and actually being able to get into a property without much capital is tough so I'm starting out small and going to buy one SFR at a time rent them.  

However, with South Florida being such a hot and speculative market, I wanted to know if any of you have more specifics on how you calculate ARV?

With speculative development financing in Belize being difficult or perhaps non existent and title ownership being as safe as in the US, we thought it be worthwhile to connect to an investor/s stateside to discuss several different development projects that have the capacity to produce very favourable returns.  

...Weigh your options and speculate the "what if" scenerios.

You can speculate, however, that's rarely advised, especially for someone in your position.

I don't know this to be true, just speculating.

From a speculative play Waterloo and Golden Horseshoe area probably a safe bet long term simply due to big tech being so close

While downzoning a property does lead to lesser impacts on a neighborhood (less cars, traffic, noise, etc.) given the lack of affordable housing in LA, I would speculate that the Planning Dept. would recommend denial because your proposal would actually result in the removal of affordable housing, and that would violate the goals and policies of their adopted Housing Element.