Brick+Work

Park Mesa Heights C2 Property, 31 Potential Units with TOC Tier 3

LA

Park Mesa Heights C2 Property, 31 Potential Units with TOC Tier 3

APN: 5007022010

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[Q]C2-1VL-SP
Zone/District
31
Max Unit
7,000 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 1,062 sq. ft.
Units 1
Year Constructed 1922
Assessed Improvement Value $58,283
Assessed Land Value $230,781
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

Non-Mixed-use development: No pedestrian amenities- 0 ft. setback; pedestrian amenities provided- up to 5 ft.

Mixed-use development: No pedestrian amenities- 5 ft. setback; pedestrian amenities provided- up to 15 ft.

Side

0 ft. for commercial uses; 5 ft. for residential uses

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

Back

0 ft. for commercial uses; 15 ft. for residential uses

add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 7,000 sq. ft.
Max Buildable Area, Envelope 10,500 sq. ft.
Max Dwelling Units 17
Affordable Units Required at least 15% of all new and rehabilitated dwelling units developed within the Project Area by public or private entities shall be available at affordable housing cost to persons and families of low- or moderate-income; and of such 15%, not less than 40% shall be available at affordable housing cost to very low-income households
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 The entire building shall be setback or individual floors "stepped back” one foot for every one foot in height as measured 15 feet above grade at the residential property line
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 A mixed-use project was chosen for scenario
Development Potential (with TOC or DB)
Maximum FAR 2.175:1
Maximum Height
Feet

67 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

Non-Mixed-use development: No pedestrian amenities- 0 ft. setback; pedestrian amenities provided- up to 5 ft.

Mixed-use development: No pedestrian amenities- 5 ft. setback; pedestrian amenities provided- up to 15 ft.

Side

5 ft.

0 ft. for ground floor commercial

Back

0 ft. for commercial uses; 15 ft. for residential uses

add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 7,000 sq. ft.
Max Buildable Area, Envelope 15,225 sq. ft.
Max Dwelling Units 31
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed 0.5 space per unit
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 The building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 feet above grade at the property line of the adjoining lot in the RW1 Zone or more restrictive zone or Specific Plan subarea (
Required Open Space Up to 25% decrease in required open space
Other Development Notes A mixed-use project was chosen for scenario
Jurisdictional
Legal Description Lot 678, TR 911
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
Red Flags
Property is subject to the requirements of the South Los Angeles Alcohol Sales Specific Plan and Crenshaw Corridor Specific Plan, which could limit the development potential of the site.
Per Ord No 184796, uses must conform to the regulations, standards and guidelines of the Crenshaw Corridor Special District Plan. This could also limit the utilization of TOC incentives.
Development Plans on this property will be subject to review by the Crenshaw/Slauson Redevelopment Plan. This could also limit the utilization of TOC incentives.
Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this 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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