Brick+Work

Atwater Village C4 Corner Assemblage, 26 Potential Units with TOC Tier 1

Los Angeles

Atwater Village C4 Corner Assemblage, 26 Potential Units with TOC Tier 1

APN: 5435-010-044; 5435-010-022; 5435-010-024; 5435-010-018

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[Q]C4-1XL-RIO-POD
Zone/District
26
Max Unit
24,082 sq. ft.
Lot Size
Tier 1
TOC
4
Lots
Existing Conditions
Floor Area 2,257 sq. ft. (combined)
Units 1
Year Constructed 1979
Assessed Improvement Value $311,074 (combined)
Assessed Land Value $355,850 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

30 ft.

Stories

2

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

0 ft.

Side

0 ft. for commercial uses; 5 ft. for residential uses

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

Back

0 ft. for commercial uses; 15 ft. for residential uses

add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 24,082 sq. ft.
Max Buildable Area, Envelope 36,123 sq. ft.
Max Dwelling Units 16
Affordable Units Required None
Parking Required 1 space per unit with less than 3 habitable rooms 1.5 spaces per unit with 3 habitable rooms 2 spaces per unit with more than 3 habitable rooms 1 space per guest room (first 30)
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 Portions of Buildings in C or M zones with certain distances of RW1 or more restrictive zones shall not exceed the following limits: Distance (ft.) Height (ft.) 0-49 25 50-99 33 100-199 61
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 2.75:1
Maximum Height
Feet

41 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

3

Minimum Setbacks
Front

0 ft.

Side

0 ft. for commercial uses; 5 ft. for residential uses

Back

0 ft. for commercial uses; 15 ft. for residential uses

add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 24,082 sq. ft.
Max Buildable Area, Envelope 66,225 sq. ft.
Max Dwelling Units 26
Affordable Units Required at least 8% for Extremely Low Income, or 11% for Very Low Income, or 20% for Low Income
Parking Required Shall not exceed 0.5 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 15 feet above grade at the property line of the adjoining lot in the RW1 Zone or more restrictive residential zone or Specific Plan subarea
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 14 (Arb 1) FR 16 (Arb 3), FR 17, 19 (Arb 1), Block J, TR 2004
Land Use Neighborhood Commercial
Area Planning Commission East Los Angeles
Community Plan Area Northeast Los Angeles
Neighborhood Council Atwater Village
Council District 13
Councilmember Mitch O'Farrell
Red Flags
Per Ord No. 173466 ([Q] Condition), 100% residential development is prohibited and residential density is limited to RD1.5 density.
Property is subject to the River Improvement Overlay zone, which could limit the design of a project on the site.
The site is subject to the Atwater Village Pedestrian Oriented District, 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
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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