Brick+Work

Voices, 63 Unit Potential, 3.75 Max FAR

LOS ANGELES

Voices, 63 Unit Potential, 3.75 Max FAR

APN:

$ 0

C2-1VL
Zone/District
63
Max Unit
13,750 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 10,572 sq. ft. (combined)
Units 12 (combined)
Year Constructed Several
Assessed Improvement Value $606,906 (combined)
Assessed Land Value $1,060,821 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Stories

3

Minimum Setbacks
Front

0 ft.

6 ft. front setback if residential uses on ground floor

Side

0 ft.

5 ft. side setback if residential uses on ground floor

Back

0 ft.

15 ft. back setback if residential uses on ground floor

Max Buildable Area, Footprint 13,750 sq. ft.
Max Buildable Area, Envelope 20,625 sq. ft.
Max Dwelling Units 18
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 per dwelling unit or guest room
Short Term 1 per 10 dwelling unit or guest room
Transitional Height Limitations Where a parcel is either abutting RD1.5 or more restrictive zone, the building height shall be stepped back within a 45-degree angle as measured from 15 feet above grade at the property line of the lot in the more restrictive zone.
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 Residential density limited to 1 DU per 800 sq. ft. of lot area per CPIO
Development Potential (with TOC or DB)
Maximum FAR 3.75:1
Maximum Height
Feet

67 ft.

Stories

5

Minimum Setbacks
Front

0 ft.

6 ft. front setback if residential uses on ground floor

Side

0 ft.

5 ft. side setback if residential uses on ground floor

Back

0 ft.

5 ft. back setback if residential uses on ground floor

Max Buildable Area, Footprint 13,750 sq. ft.
Max Buildable Area, Envelope 51,563 sq. ft.
Max Dwelling Units 63
Affordable Units Required at least 10% Extremely Low Income, or 14% Very Low Income, or 23% Low Income
Parking Required Less than .5 space per unit
Required Bicycle Parking
Long Term 1 per 1.5 dwelling units or guest rooms
Short Term 1 per 15 dwelling units or guest rooms
Transitional Height Limitations When bordering specific plan, overlay zone, or RW1 or more restrictive zone, the building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 84 & 85, Vermont & Vernon Avenue Tract
Land Use General Commercial
Area Planning Commission South Los Angeles
Community Plan Area South Los Angeles
Neighborhood Council Voices
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 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 Council District 9 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.
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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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