Brick+Work

Pico NMU Property, No Residential Density Limit

Los Angeles

Pico NMU Property, No Residential Density Limit

APN: 4322-003-018; 4322-003-034; 4322-003-035

$

$
NMU(EC)-POD
Zone/District
No Residential Density Limit
Max Unit
24,223 sq. ft.
Lot Size
Tier 3
TOC
3
Lots
Existing Conditions
Floor Area 18,879 sq. ft. (combined)
Units 8 (combined)
Year Constructed 1932-1956
Assessed Improvement Value $533,546 (combined)
Assessed Land Value $1,317,545 (combined)
Development Potential (By-Right)
Maximum FAR 2:1
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

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

Site is on an "Retail" Street

Side

0 ft. for non-residential uses; 5 ft. for residential uses

Back

5 ft.

Max Buildable Area, Footprint 24,768 sq. ft.
Max Buildable Area, Envelope 49,536 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 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
Other Development Notes No
Development Potential (with TOC or DB)
Maximum FAR 2:1
Maximum Height
Feet

50 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

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

Site is on an "Retail" Street

Side

0 ft. for non-residential uses; 5 ft. for residential uses

Back

5 ft.

Max Buildable Area, Footprint 24,768 sq. ft.
Max Buildable Area, Envelope 49,536 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 shall not exceed 0.5 spaces 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 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 Up to 25% decrease in required open space
Other Development Notes Utilized Expo TNP Bonus
Jurisdictional
Legal Description Lot 19, Block 45, TR 5609
Land Use 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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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

Property Report Disclaimer

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