Brick+Work

West Adams 6-Lot Combination, 50 Unit Potential

West Adams 6-Lot Combination, 50 Unit Potential

APN: Several

$

C2-1VL-CPIO
Zone/District
50
Max Unit
24,787 sq. ft.
Lot Size
Tier 2
TOC
6
Lots
Existing Conditions
Floor Area 14,902 (combined)
Units 14 (combined)
Year Constructed Several
Assessed Improvement Value $83,060 (combined)
Assessed Land Value $94,713 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Stories

3

Minimum Setbacks
Front

0 ft.

Side

0 ft.

add 1 foot of side setback for each story over 2, not to exceed 16 ft.; 5 ft. side setback required for residential uses at lowest story

Back

0 ft.

add 1 foot of back setback for each story over 3, not to exceed 20 ft.; 15 ft. back setback required for residential uses at lowest story

Max Buildable Area, Footprint 24,787 sq. ft.
Max Buildable Area, Envelope 37,181 sq. ft.
Max Dwelling Units 30
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 1.5 dwelling unit or guest room
Short Term 1 per 15 dwelling unit or guest room
Transitional Height Limitations Where the rear or side yard property line is contiguous with the residential lot or separated by an alley less than 15 feet in width, the entire building shall be set back, or individual floors "stepped back,” one foot for every one foot in building height as measured 15 feet above grade at the shared 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 R3 residential density per CPIO
Development Potential (with TOC or DB)
Maximum FAR 3.25:1
Maximum Height
Feet

56 ft.

Stories

4

Minimum Setbacks
Front

0 ft.

Side

0 ft.

add 1 foot of side setback for each story over 2, not to exceed 16 ft.; 5 ft. side setback required for residential uses at lowest story

Back

0 ft.

add 1 foot of back setback for each story over 3, not to exceed 20 ft.; 5 ft. back setback required for residential uses at lowest story

Max Buildable Area, Footprint 24,787 sq. ft.
Max Buildable Area, Envelope 80,558 sq. ft.
Max Dwelling Units 50
Affordable Units Required at least 9% for Extremely Low Income residents, or 12% for Very Low Income residents, or 21% for Low Income Residents
Parking Required Less than 1 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 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 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in required open space
Other Development Notes R3 residential density per CPIO
Jurisdictional
Legal Description Lots 3-6, Block 4, TR 5281; Lots 136 & 137, TR 5770
Land Use Neighborhood Commercial
Area Planning Commission South Los Angeles
Community Plan Area West Adams-Baldwin Hills-Leimert
Neighborhood Council Mid City
Council District 10
Councilmember Herb J. Wesson, 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 West Adams-Baldwin Hills-Leimert CPIO, which could limit the development potential of the site. (reflected in report)
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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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