Brick+Work

Los Angeles – Wilshire

Los Angeles

Los Angeles – Wilshire

APN: 4263-011-037; 4263-011-038; 4263-011-039

$

$
[Q]C2-2-CDO, R3-1
Zone/District
98
Max Unit
28,414 sq. ft,
Lot Size
Tier 3
TOC
3
Lots
Existing Conditions
Floor Area 14,654 sq. ft. (combined)
Units 15 (combined)
Year Constructed Several
Assessed Improvement Value $2,348,253 (combined)
Assessed Land Value $4,252,911 (combined)
Development Potential (By-Right)
Maximum FAR 6:1 in C2 zone, 3:1 in R3 zone
Maximum Height
Feet

None in C2 zone, 45 ft. in R3 zone

Stories

None

Minimum Setbacks
Front

0 ft.

Side

0 ft. in C2 zone, 5 ft. in R3 zone

5 ft. setback in C2 zone for ground floor residential

Back

15 ft.

Max Buildable Area, Footprint 25,465 sq. ft.
Max Buildable Area, Envelope 128,490 sq. ft. (86,490 sq. ft. in C2 zone, 42,000 sq. ft. in R3 zone)
Max Dwelling Units 55
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 per 1.5 dwelling unit or guest room
Short Term 1 per 15 dwelling unit or guest room
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 9:1 in C2 zone, 4.5:1 in R3 zone
Maximum Height
Feet

None in C2 zone, 67 ft. in R3 zone

Stories

None

Minimum Setbacks
Front

0 ft.

Side

0 ft. in C2 zone, 3.5 ft. in R3 zone

add 1 foot of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for residential uses at lowest story

Back

10.5 ft.

Max Buildable Area, Footprint 26,318 sq. ft.
Max Buildable Area, Envelope 192,735 sq. ft. (129,735 sq. ft. in C2 zone, 63,000 sq. ft. in R3 zone
Max Dwelling Units 98
Affordable Units Required at least 10% Extremely Low Income, or 14% Very Low Income, or 23% Low Income
Parking Required Less than .5 space per unit
Required Bicycle Parking
Long Term 1 per 1.5 dwelling units or guest rooms
Short Term 1 per 15 dwelling units or guest rooms
Transitional Height Limitations None
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 7-9, TR 447; Lot 1, TR 27279
Land Use General Commercial
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
Neighborhood Council West Los Angeles
Council District 11
Councilmember Mike Bonin
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 guidelines of the West Wilshire Boulevard Community Design Overlay, which could limit the development potential of the site.
Property is subject to the requirements of the West Los Angeles Transportation Improvement and Mitigation Specific Plan, which could limit the development potential of the site.
Per ORD-173680-SA2, Off-site signs, pole-signs, mural signs, and supergraphic displays are prohibited
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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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