Brick+Work

Pico Union C1 Corner Property, 12 Potential Units with Tier 2 TOC

Los Angeles

Pico Union C1 Corner Property, 12 Potential Units with Tier 2 TOC

APN: 5135-010-035

$ 1.75M

12
Max Unit
5,278 sq. ft.
Lot Size
Tier 2
TOC
1
Lots
Existing Conditions
Floor Area 2,415 sq. ft.
Units 4
Year Constructed 2002
Assessed Improvement Value $195,991
Assessed Land Value $162,088
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

None

Stories

None

Minimum Setbacks
Front

10 ft.

Side

4.5 ft.

add 1 foot of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for corner lots, adjacent to A or R zone, or for residential uses (except for portions of residential in mixed use project as long as commercial uses or access to residential on ground floor and abuts a street, private street, or alley)

Back

15 ft.

add 1 foot of back setback for each story over 3, not to exceed 20 ft.; back setbacks only required if adjacent to A or R zone, or for residential uses (except for portions of residential in mixed use project as long as commercial uses or access to residential on ground floor and abuts a street, private street, or alley)

Max Buildable Area, Footprint 3,312 sq. ft.
Max Buildable Area, Envelope 4,968 sq. ft.
Max Dwelling Units 6
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 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
Development Potential (with TOC or DB)
Maximum FAR 3.25:1
Maximum Height
Feet

None

Stories

None

Minimum Setbacks
Front

5 ft.

Side

4.5 ft.

Back

5 ft.

Max Buildable Area, Footprint 3,852 sq. ft.
Max Buildable Area, Envelope 12,519 sq. ft.
Max Dwelling Units 12
Affordable Units Required at least 9% for Extremely Low Income, or 12% for Very Low Income, or 21% for Low Income
Parking Required Shall not be required to exceed 1 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 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 feet above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description PT Lots 26, 27, & 28, Wiesendanger City Tract
Land Use Limited Commercial
Area Planning Commission Central
Community Plan Area Westlake
Neighborhood Council Pico Union
Council District 1
Councilmember Gilbert Cedillo
Red Flags
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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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