Brick+Work

South Central C2 Corner Lot, 55 Potential Dwelling Units with TOC Tier 2

Los Angeles

South Central C2 Corner Lot, 55 Potential Dwelling Units with TOC Tier 2

APN: 5119013020

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C2-1VL-CPIO
Zone/District
55
Max Unit
12,919 sq. ft.
Lot Size
Tier 2
TOC
2
Lots
Existing Conditions
Floor Area 2,564 sq. ft.
Units 3
Year Constructed 1902-1904
Assessed Improvement Value $357,400
Assessed Land Value $1,206,864
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Minimum ground floor height of 14 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

6 ft.

6 ft. setback is required for residential only projects with no Active Floor Area; Mixed-Use: 0 ft. setback for any residential uses

Side

6 ft.

6 ft. setback is required for residential only projects with no Active Floor Area; Mixed-Use: 0 ft. setback for any residential uses

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 13,564 sq. ft.
Max Buildable Area, Envelope 20,346 sq. ft.
Max Dwelling Units 16
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 None required
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 Per the South Los Angeles CPIO, residential projects shall not exceed a density of 1 unit per 800 square feet of lot area.
Development Potential (with TOC or DB)
Maximum FAR 3.25:1
Maximum Height
Feet

56 ft

Minimum ground floor height of 14 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

4

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

Minimum Setbacks
Front

6 ft.

6 ft. setback is required for residential only projects with no Active Floor Area; Mixed-Use: 0 ft. setback for any residential uses

Side

6 ft.

6 ft. setback is required for residential only projects with no Active Floor Area; Mixed-Use: 0 ft. setback for any residential uses

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 13,564 sq. ft.
Max Buildable Area, Envelope 44,083 sq. ft.
Max Dwelling Units 55
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 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 None required
Required Open Space Up to 20% decrease in required open space
Other Development Notes Per the South Los Angeles CPIO, TOC projects may utilize a base density of 1 unit per 400 square feet of lot area.
Jurisdictional
Legal Description Lot 229-230, Grider and Dow's Subdivision of the Briswalter Tract
Land Use Neighborhood Commercial
Area Planning Commission South Los Angeles
Community Plan Area Southeast Los Angeles
Neighborhood Council South Central
Council District 9
Councilmember Curren D. Price, Jr.
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.
Property is subject to the requirements of the South Los Angeles Alcohol Sales Specific Plan, which could limit the development potential of the site.
Development Plans on this property will be subject to review by the Council District 9 Corridors Redevelopment Plan. This could also limit the utilization of TOC incentives.
Property is subject to the Southeast Los Angeles Community Plan Implementation Overlay, 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

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