Brick+Work

Palms Mixed Use Corner, 36k sq. ft. Floor Area Potential

Los Angeles

Palms Mixed Use Corner, 36k sq. ft. Floor Area Potential

APN: 4311-005-009

$

$
MU(EC)
Zone/District
No Residential Density Limit
Max Unit
18,218 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 15,450 sq. ft.
Units 22
Year Constructed 1955
Assessed Improvement Value $1,317,076
Assessed Land Value $3,296,816
Development Potential (By-Right)
Maximum FAR 2:1
Maximum Height
Feet

78 ft.

Stories

None

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.

5 ft. (max 10 ft.) for multifamily residential uses

Side

0 ft.

5 ft. for multifamily residential uses

Back

0 ft.

Max Buildable Area, Footprint 18,218 sq. ft.
Max Buildable Area, Envelope 36,436 sq. ft.
Max Dwelling Units No Residential Density Limit
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 plus 1 sq. ft. per 25 sq. ft. of non-residential floor area
Other Development Notes 20% minimum non-residential use
Development Potential (with TOC or DB)
Maximum FAR 3.6:1
Maximum Height
Feet

78 ft.

Stories

None

Minimum Setbacks
Front

0 ft.

5 ft. (max 10 ft.) for multifamily residential uses

Side

0 ft.

5 ft. for multifamily residential uses

Back

0 ft.

Max Buildable Area, Footprint 18,218 sq. ft.
Max Buildable Area, Envelope 36,585 sq. ft.
Max Dwelling Units No Residential Density Limit
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required Required parking for all residential units (not just the Restricted Affordable Units), inclusive of disabled and required guest parking where applicable, shall not exceed 0.5 spaces per unit. For Commercial Uses, Projects may reduce the Non-Residential automobile parking requirement for any ground floor Non-Residential Use by up to 30 percent.
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 Eligible for Publicly Accessible Open Space Reduction
Other Development Notes Expo TNP Bonus Program utilized; Bonus can be pursued either through the provision of affordable units, Community Amenities, Streetscape Improvements, Publicly Accessible Open Space, Mobility Amenities, Community Facilities, or Vehicle Trip Reduction
Jurisdictional
Legal Description Lots 15-17, Block A, Palm City Tract
Land Use Neighborhood Commercial
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
Neighborhood Council South Robertson
Council District 5
Councilmember Paul Koretz
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 Exposition Corridor Transit Neighborhood Plan and the West Los Angeles Transportation Improvement and Mitigation Specific Plan, 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%)
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