Brick+Work

Palms MU(EC) Lot, No Residential Density Limit

Los Angeles

Palms MU(EC) Lot, No Residential Density Limit

APN: 4314-003-033

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MU(EC)
Zone/District
No maximum residential density
Max Unit
9,045 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 730 sq. ft.
Units 1
Year Constructed 1947
Assessed Improvement Value $123,768
Assessed Land Value $1,470,077
Development Potential (By-Right)
Maximum FAR 2:1
Maximum Height
Feet

68 ft.

Per subarea 7 of Specific Plan. If the ground floor is > 15 ft. the max height may be exceeded by 5 ft.; If the lot is on a slope that is > 15 ft. then the building may exceed the height by 5 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. side setback required for first residential story

Side

0 ft.

Back

0 ft.

Max Buildable Area, Footprint 9,280 sq. ft.
Max Buildable Area, Envelope 18,560 sq. ft.
Max Dwelling Units No maximum residential density
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 Per Specific Plan, portions of Projects in applicable zones that are less than 50 feet from the nearest property line of property zoned R2, or a more restrictive residential zone shall not exceed 25 ft. in height. Portions of Projects in applicable zones that are equal to or greater than 50 feet and less than 100 feet from the nearest property line of property zoned R2, or a more restrictive residential zone, shall not exceed 50 ft in height.
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 minimum of 1 sq. ft. of usable open space for every 25 sq. ft. of non-residential uses.
Other Development Notes The Exposition Corridor Streetscape plan requires additional improvements to the Streetscape. Per Ord No. 69041, a 10 ft. building line exists on the property. There is a minimum requirement of 10% non-residential use.
Development Potential (with TOC or DB)
Maximum FAR 3.6:1
Maximum Height
Feet

68 ft.

No additional height from TNP incentive

Stories

None

Minimum Setbacks
Front

0 ft.

Side

0 ft.

5 ft. side setback required for first residential story

Back

0 ft.

Max Buildable Area, Footprint 9,280 sq. ft.
Max Buildable Area, Envelope 33,408 sq. ft.
Max Dwelling Units No maximum residential density
Affordable Units Required at least 11% for extremely low income, 15% for very low income, and 25% for low income
Parking Required for residential parking it is reduced to 0.5 spaces per unit, for non-residential parking there is a 30% reduction from the 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 Transitional Height Limitations: Portions of projects in applicable zones that are less than 50 ft. from the nearest property line of property zoned R2, or a more restrictive residential zone, shall not exceed 25 ft. in height. Portions of projects in applicable zones that are equal to or greater than 50 ft. and less than 100 ft. from the nearest property line of R2 zoned, or more restrictive shall not exceed 50 ft. in height.
Required Open Space Eligible for publicly accessible open space reduction
Other Development Notes Incentives are based on TNP Bonus There is a minimum requirement of 10% non-residential use. The Exposition Corridor Streetscape plan requires additional improvements to the Streetscape. Per Ord No. 69041, a 10 ft. building line exists on the property.
Jurisdictional
Legal Description Lot 59 (Arb 1) & 60, KIDSON TRACT
Land Use Community Commercial
Area Planning Commission West Los Angeles
Community Plan Area Palms-Mar Vista-Del Rey
Neighborhood Council Palms
Council District 5
Councilmember Paul Koretz
Red Flags
Property is subject to the requirements of the West Los Angeles Transportation Improvement and Mitigation and Exposition Corridor Transit Neighborhood Plan Specific Plans, 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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