Brick+Work

Pico Union 28 Unit Potential

Los Angeles

Pico Union 28 Unit Potential

APN:

$ 1.13M

$ 1134000
R4-1VL
Zone/District
28
Max Unit
6,504 sq. ft.
Lot Size
Tier 2
TOC
1
Lots
Existing Conditions
Floor Area 3,492 sq. ft.
Units 4
Year Constructed 1908
Assessed Improvement Value $333,300
Assessed Land Value $666,700
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

3

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

Minimum Setbacks
Front

15 ft.

10 ft. front setback for key lots

Side

5 ft.

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

Back

15 ft.

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

Max Buildable Area, Footprint 4,000 sq. ft.
Max Buildable Area, Envelope 12,000 sq. ft.
Max Dwelling Units 16
Affordable Units Required None
Parking Required 1 space per unit with 0-1 bedrooms 2 spaces per unit with 2-3 bedrooms 2.5 spaces per unit with 4 or more bedrooms
Required Bicycle Parking
Long Term 1 per dwelling unit or guest room
Short Term 1 per 10 dwelling unit or guest room
Transitional Height Limitations 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 Minimum 200 sq. ft. per guest room
Development Potential (with TOC or DB)
Maximum FAR 4.35:1
Maximum Height
Feet

56

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

15 ft.

10 ft. front setback for key lots

Side

5 ft.

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

Back

10.5 ft.

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

Max Buildable Area, Footprint 4,180 sq. ft.
Max Buildable Area, Envelope 18,183 sq. ft.
Max Dwelling Units 28
Affordable Units Required at least 9% for Extremely Low Income residents, or 12% for Very Low Income residents, or 21% for Low Income Residents
Parking Required less than 1 space per unit
Required Bicycle Parking
Long Term 1 per dwelling unit or guest room
Short Term 1 per 10 dwelling units or guest rooms
Transitional Height Limitations When bordering specific plan, overlay zone, or RW1 or more restrictive zone, the building height shall be stepped back The building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 15 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in open space required by-right.
Other Development Notes Minimum 200 sq. ft. per guest room
Jurisdictional
Legal Description Lot FR105, Clark and Bryan's Lone Star Tract
Land Use Neighborhood Commercial
Area Planning Commission Central
Community Plan Area Wilshire
Neighborhood Council Pico Union
Council District 1
Councilmember Gilbert Cedillo
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.
Development Plans on this property will be subject to review by the Pico Union 2 Redevelopment Project. This could also limit the utilization of TOC incentives.
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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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