Park Mesa Heights C2 Corner Lot, 26 Unit Potential with Tier 1 TOC - Brick+Work

Existing Conditions

Floor Area	14,565 sq. ft.
Units	9
Year Constructed	1912
Assessed Improvement Value	$827,118
Assessed Land Value	$902,026

Development Potential (By-Right)

Maximum FAR	1.5:1
Maximum Height
Feet	45 ft. Per CPIO
Stories	3
Minimum Setbacks
Front	0 ft. Per CPIO: For Mixed-Use buildings on a corner lot, no setback requirements, other than those in Subsection 1, above, shall apply to any portion of a building frontage used for residential uses.
Side	5 ft. add 1 foot of side setback for each story over 2, not to exceed 16 ft.; no side setback required for commercial only uses; no side setbacks required for mixed use project abutting street or alley. Per CPIO: For Mixed-Use buildings on a corner lot, no setback requirements, other than those in Subsection 1, above, shall apply to any portion of a building frontage used for residential uses.
Back	15 ft. add 1 foot of back setback for each story over 3, not to exceed 20 ft.; no rear setback required for commercial only uses; no rear setbacks required for mixed use project abutting street or alley
Max Buildable Area, Footprint	10,350 sq. ft.
Max Buildable Area, Envelope	19,500 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;
Short Term	1 space per 10 units for units 0-25;
Transitional Height Limitations	Per CPIO: Where the rear or side yard property line is contiguous with the residential lot or separated by an alley less than 15 feet in width, the entire building shall be set back, or individual floors "stepped back,” one foot for every one foot in building height as measured 15 feet above grade at the shared property line. 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	Per CPIO: the max density permitted is that of R3

Development Potential (with TOC or DB)

Maximum FAR	2.75:1
Maximum Height
Feet	56 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	4
Minimum Setbacks
Front	0 ft.
Side	5 ft. side setback required for portions of buildings erected for residential uses, no setbacks required for ground floor commercial; no setbacks required for mixed use project abutting street or alley
Back	5 ft. 15 ft. rear setback required if abutting RD or more restrictive zone; no setbacks required for mixed use project abutting street or alley or commercial only uses
Max Buildable Area, Footprint	11,250 sq. ft.
Max Buildable Area, Envelope	35,750 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 .5 space per bedroom
Required Bicycle Parking
Long Term	1 space per unit for units 0-25; 1 spaces per 1.5 units for units 26-100;
Short Term	1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100;
Transitional Height Limitations	None Required
Required Open Space	Up to 20% decrease in required open space
Other Development Notes

Jurisdictional

Legal Description	Lots 199-200, TR 1798
Land Use	Neighborhood Commercial
Area Planning Commission	South Los Angeles
Community Plan Area	West Adams-Baldwin Hills-Leimert
Neighborhood Council	Park Mesa Heights
Council District	8
Councilmember	Marqueece Harris-Dawson

Restrictions

Rent Stabilization Ordinance	Yes
Community Design Overlay	No
Historic Preservation Overlay	No
Specific Plan	Yes
Q/T Conditions	No
D Limitations	No
Coastal Zone	No
Community Redevelopment Agency	No
Hillside Area	No
Baseline Mansionization Ordinance	No
Interim Control Ordinance	No
River Improvement Overlay	No
Community Plan Implementation Overlay	Yes
Opportunity Zone	Yes
Other

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 Area Plan, which could limit the development potential of the site.

Property is subject to the requirements of the West Adams - Baldwin Hills - Leimert CPIO, subarea Commercial Corridors, which could limit the development potential of the site.

Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this site.

BRICK+WORK Analyzer

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Particulars	By-Right	TOC or DB
Total Buildable	-	-
Net Buildable	-	-
Average Construction Cost	-	-
Total Construction Budget	-	-
Total Soft Costs	-	-
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Gross Annual Rents	-	-
Expenses (25%)	-	-
NOI	-	-
Valuation	-	-
Equity After Completion	-	-
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