Brick+Work

Westside R1/C4/NMU Lots, 122 Potential Units in R1 & C4 Zones, No Density limit in NMU Zone

Los Angeles

Westside R1/C4/NMU Lots, 122 Potential Units in R1 & C4 Zones, No Density limit in NMU Zone

APN: 4322-003-031; 4322-003-032; 4322-003-033; 4322-003-035; 4322-003-034; 4322-003-018; 4322-003-014

$

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R1-1, C4-1VL-POD, NMU(EC)-POD
Zone/District
121 in C4 zone; No Residential Density Limit in NMU zone; 1 in R1 zone
Max Unit
57,822 sq. ft.
Lot Size
Tier 3
TOC
7
Lots
Existing Conditions
Floor Area 37,126 sq. ft. (combined)
Units 10 (combined)
Year Constructed 1926-1958
Assessed Improvement Value $1,878,391 (combined)
Assessed Land Value $2,608,271 (combined)
Development Potential (By-Right)
Maximum FAR None in R1 zone; 1.5:1 in C4 zone; 2:1 in NMU zone
Maximum Height
Feet

33 ft. in the R1 zone; 45 ft. in the C4 and NMU zones

Stories

None in R1 and NMU zones; 3 in C4 zone

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

20 ft. in R1 zone; 0 ft. for C4; 5 ft. for residential uses in NMU zone

0 ft. for commercial uses in C4 and NMU zones

Side

5 ft.

C4: 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; NMU: For portions of buildings used for residential purposes, side Setbacks of at least 5 feet in depth shall be maintained at the first story used in whole or part for residential purposes, excluding Residential common areas (lobbies, community rooms, etc.).

Back

15 ft. in R1 and C4 zones; 5 ft. in NMU zone

In C4 zone, setbacks required only for residential stories; add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 49,245 sq. ft. (23,109 sq. ft. in C4 zone + 22,721 sq. ft. in NMU zone + 3,865 sq. ft. in R1 zone)
Max Buildable Area, Envelope 92,787 sq. ft. (40,476 sq. ft. in C4 zone + 48,446 sq. ft. in NMU zone + 3,865 sq. ft. in R1 zone)
Max Dwelling Units 70 in C4 zone; No Residential Density Limit in NMU zone; 1 in R1 zone
Affordable Units Required None
Parking Required R1: 2 covered spaces per dwelling unit C4 & NMU zones: 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 None for R1 zone; C4 and NMU zones: 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 None for R1 zone; C4 and NMU zones: 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 C4 zone: 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 NMU zone: 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 feet 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; For Non-residential uses in the NMU zone, 1 sq. ft. of open space shall be provided for each 25 sq. ft. of non-residential uses
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR None in R1 zone;1.5:1 in C4 zone; 2:1 in NMU zone
Maximum Height
Feet

33 ft. in the R1 zone; 67 ft. in C4 zone; 50 ft. in NMU zone

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 in R1 and NMU zones; 5 in C4 zone

Minimum Setbacks
Front

20 ft. in R1 zone; 0 ft. inC4 and NMU zones

In NMU zone and along Pico Blvd.; minimum 5 ft. for residential units

Side

5 ft.

C4: setbacks required only for residential stories; 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; NMU: s. For portions of buildings used for residential purposes, side Setbacks of at least 5 feet in depth shall be maintained at the first story used in whole or part for residential purposes, excluding Residential common areas (lobbies, community rooms, etc.).

Back

15 ft. in R1 zone; 5 ft. in NMU and C4 zones

C4: no setbacks required for mixed use project abutting street or alley or commercial only uses

Max Buildable Area, Footprint 50,945 sq. ft. (24,359 sq. ft. in C4 zone + 22,721 sq. ft. in NMU zone + 3,865 sq. ft. in R1 zone)
Max Buildable Area, Envelope 177,724 sq. ft. (101,190 sq. ft. in C4 zone + 72,669 sq. ft. in NMU zone + 3,865 sq. ft. in R1 zone)
Max Dwelling Units 121 in C4 zone; No Residential Density Limit in NMU zone; 1 in R1 zone
Affordable Units Required C4: at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income; NMU: at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required C4 and NMU: shall not exceed 0.5 spaces per unit; R1: 2 covered spaces per dwelling unit
Required Bicycle Parking
Long Term None for R1 zone; C4 and NMU zones: 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 None for R1 zone; C4 and NMU zones: 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 C4: 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. NMU zone: 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 feet in height.
Required Open Space C4: Up to 25% decrease in required open space
Other Development Notes TOC Tier 3 Incentives utilized for C4 zoned portion of property Expo TNP Bonus utilized for NMU zoned portion of property The R1 lot is ineligible for TOC or Density Bonus incentives
Jurisdictional
Legal Description Lots 13-19, Block 45, TR 5609 Lot 14, 18-19, Block 40, TR 5609
Land Use Low Residential, Neighborhood Commercial
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
Neighborhood Council Westside
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
Property is subject to the requirements of the Pedestrian Oriented District: Westwood/Pico, which could limit the development potential of the site
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