Brick+Work

Harbor Gateway North R3 Property, 35 Potential Units with Tier 4 TOC

Los Angeles

Harbor Gateway North R3 Property, 35 Potential Units with Tier 4 TOC

APN: 6088-019-025

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R3-1-CPIO
Zone/District
35
Max Unit
14,693 sq. ft.
Lot Size
Tier 4
TOC
2
Lots
Existing Conditions
Floor Area 6,810 sq. ft. (combined)
Units 11 (combined)
Year Constructed 1952-1054
Assessed Improvement Value $267,949
Assessed Land Value $390,010
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

15 ft

Side

5 ft.

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

Back

15 ft.

Max Buildable Area, Footprint 11,283 sq. ft.
Max Buildable Area, Envelope 33,849 sq. ft.
Max Dwelling Units 18
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 None Required
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 4.65:1
Maximum Height
Feet

78 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

None

Minimum Setbacks
Front

9.75 ft.

Side

3.25 ft./5 ft.

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

Back

9.75 ft.

Max Buildable Area, Footprint 12,585 sq. ft.
Max Buildable Area, Envelope 58,520 sq. ft.
Max Dwelling Units 35
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required No required parking
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 None Required
Required Open Space Up to a 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot 91-92, TR 13332
Land Use Medium Residential
Area Planning Commission South Los Angeles
Community Plan Area South Los Angeles
Neighborhood Council Harbor Gateway North
Council District 15
Councilmember Joe Buscaino
Red Flags
Properties subject to the Rent Stabilization Ordinance (RSO) must replace existing affordable units at a rate of 1 to 1 or 20% of new proposed units, whichever is greater.
Property is subject to the requirements of the South Los Angeles Alcohol Sales Specific Plan, which could limit the development potential of the site
Property is subject to the requirements of the South Los Angeles Community Plan Implementation Overlay, 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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