South LA Full Block, 169 Potential Units with Tier 2 TOC - Brick+Work

Existing Conditions

Floor Area	8,405 sq. ft. (combined)
Units	5 (combined)
Year Constructed	Several
Assessed Improvement Value	$86,353 (combined)
Assessed Land Value	$1,380,320 (combined)

Development Potential (By-Right)

Maximum FAR	1.5:1 in C2 zone, 3:1 in R3 zone
Maximum Height
Feet	45 ft.
Stories	3 in C2 zone, None in R3 zone Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.
Minimum Setbacks
Front	0 ft./15 ft. Along 85th Street; 6 ft. for residential uses on ground floor of any street frontage; 15 ft. building line in R3 zone per ORD-59173
Side	5 ft. R3 zone: add 1 foot of side setback for each story over 2, not to exceed 16 ft., C2 zone: 6 ft. for residential uses on ground floor of any street frontage; 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
Back	0 ft. Along 84th Street; 6 ft. for residential uses on ground floor of any street frontage;
Max Buildable Area, Footprint	41,876 sq. ft. (34,046 sq. ft. in C2 zone + 7,830 sq. ft. in R3 zone)
Max Buildable Area, Envelope	78,826 sq. ft. (55,336 sq. ft. in C2 zone + 23,490 sq. ft. in R3 zone)
Max Dwelling Units	57
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 in C2 zone, 4.35:1 in R3 zone
Maximum Height
Feet	56 ft.
Stories	4 in C2 zone, None in R3 zone Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.
Minimum Setbacks
Front	0 ft./15 ft. Along 85th Street; 6 ft. for residential uses on ground floor of any street frontage; 15 ft. building line in R3 zone per ORD-59173
Side	5 ft./3.5 ft. R3 zone: add 1 foot of side setback for each story over 2, not to exceed 16 ft., C2 zone: 6 ft. for residential uses on ground floor of any street frontage; 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
Back	0 ft. Along 84th Street; 6 ft. for residential uses on ground floor of any street frontage;
Max Buildable Area, Footprint	42,137 sq. ft. (34,046 sq. ft. in C2 zone + 8,091 sq. ft. in R3 zone)
Max Buildable Area, Envelope	144,710 sq. ft. (110,650 sq. ft. in C2 zone + 34,061 sq. ft. in R3 zone)
Max Dwelling Units	169
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	Lots 2-10, TR 5466
Land Use	Neighborhood Office Commercial; Medium Residential
Area Planning Commission	South Los Angeles
Community Plan Area	South Los Angeles
Neighborhood Council	Empowerment Congress Southeast
Council District	8
Councilmember	Marqueece Harris-Dawson

Restrictions

Rent Stabilization Ordinance	Yes
Community Design Overlay	No
Historic Preservation Overlay	No
Specific Plan	Yes
Q/T Conditions	No
D Limitations	No
Coastal Zone	No
Community Redevelopment Agency	Yes
Hillside Area	No
Baseline Mansionization Ordinance	No
Interim Control Ordinance	No
River Improvement Overlay	No
Community Plan Implementation Overlay	Yes
Opportunity Zone	No
Other

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 LA Alcohol Specific Plan, which could limit the development potential of the site.

Development Plans on this property will be subject to review by the Vermont/Manchester Recovery Redevelopment Project. This could also limit the utilization of TOC incentives.

Property is subject to the requirements of the South Los Angeles CPIO, which could limit the development potential of the site.

BRICK+WORK Analyzer

Calculator

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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