Brick+Work

West Adams 27k CM Property; 62 Potential Units with Tier 3 TOC

West Adams 27k CM Property; 62 Potential Units with Tier 3 TOC

APN: 5043025004, 5043025005, 5043025006, 5043025007

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CM-2D-CPIO
Zone/District
62
Max Unit
27,221 sq. ft.
Lot Size
Tier 3
TOC
4
Lots
Existing Conditions
Floor Area 18,481 sq. ft. (combined)
Units 0 (combined)
Year Constructed Several
Assessed Improvement Value $159,807 (combined)
Assessed Land Value $1,557,307 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 Maximum for Mixed Use; 2:1 Maximum for 100% Residential; 1.5:1 for 100% Commercial or if less than 80 percent of all parking is located below grade on-site or within an off-site shared parking structure
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

0 ft.

Side

5 ft.

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

7.5 ft.

add 1 foot of back setback for each story over 3, not to exceed 20 ft.; no rear setback required for commercial only uses; no rear setbacks required for mixed use project abutting street or alley

Max Buildable Area, Footprint 24,481 sq. ft.
Max Buildable Area, Envelope 73,433 sq. ft.
Max Dwelling Units 35
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 Where the Project lot and the residential lot are separated by an alley 15 feet or greater in width, the entire building shall be set back, or individual floors "stepped back,” one foot for every one foot in height as measured from grade at the residential property line.
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 4.5:1 Maximum for Mixed Use; 3.75:1 Maximum for 100% Residential (80 percent of all parking must be located below grade on-site or within an off-site shared parking structure)
Maximum Height
Feet

67 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

None

Minimum Setbacks
Front

0 ft.

Side

5 ft.

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

7.5 ft.

15 ft. from midpoint of rear alley; 15 ft. rear setback required if abutting RD or more restrictive zone; no setbacks required for mixed use project abutting street or alley or commercial only uses

Max Buildable Area, Footprint 24,481 sq. ft.
Max Buildable Area, Envelope 110,165 sq. ft.
Max Dwelling Units 62
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed .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 The building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 feet 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 57-60, TR 6710
Land Use Hybrid Industrial
Area Planning Commission South Los Angeles
Community Plan Area West Adams-Baldwin Hills-Leimert
Neighborhood Council West Adams
Council District 10
Councilmember Herb J. Wesson, Jr.
Red Flags
As outlined in ORD-184796-SA750, property is subject to height provisions of the West Adams-Baldwin Hills-Leimert CPIO.
Development Plans on this property will be subject to review by the Mid-City Recovery Redevelopment Project. This could also limit the utilization of TOC incentives.
Property is subject to the requirements of the West Adams-Baldwin Hills-Leimiert CPIO, which could limit the development potential of the site.
Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this 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%)
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