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West Adams C2 Corner Lots, 84 Potential Units with TOC Tier 2

West Adams C2 Corner Lots, 84 Potential Units with TOC Tier 2

APN: 5049-003-005;5049-003-004;5049-003-003

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C2-1VL-CPIO
Zone/District
84
Max Unit
20,791 sq. ft.
Lot Size
Tier 2
TOC
3
Lots
Existing Conditions
Floor Area 6,819 sq. ft. (combined)
Units 1 (combined)
Year Constructed 1921-1949
Assessed Improvement Value $293,359 (combined)
Assessed Land Value $1,268,607 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Architectural Features may exceed the maximum building height by up to 20 percent.

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

0 ft.

Side

0 ft.

Back

0 ft. for commercial uses; 15 ft. for residential uses

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

Max Buildable Area, Footprint 20,791 sq. ft.
Max Buildable Area, Envelope 31,186 sq. ft.
Max Dwelling Units 25
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 West Adams-Baldwin Hills-Leimert Community Plan Implementation Overlay, projects shall utilize a maximum R3 density (1 unit per 800 sq. ft. of lot area)
Development Potential (with TOC or DB)
Maximum FAR 2.175:1
Maximum Height
Feet

56 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

0 ft.

Side

0 ft.

Back

0 ft. for commercial uses; 15 ft. for residential uses

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

Max Buildable Area, Footprint 20,791 sq. ft.
Max Buildable Area, Envelope 45,220 sq. ft.
Max Dwelling Units 84
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 West Adams-Baldwin Hills-Leimert Community Plan Implementation Overlay, the number of units permitted for an Affordable Housing Incentive Project shall be calculated based on the density of the underlying zoning (1 unit per 400 sq. ft. of lot area)
Jurisdictional
Legal Description Lot 22-23, 24 (Arb 2), TR 1601
Land Use Neighborhood Commercial
Area Planning Commission South Los Angeles
Community Plan Area West Adams-Baldwin Hills-Leimert
Neighborhood Council West Adams
Council District 10
Councilmember Mark Ridley-Thomas
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 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 - Leimert 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
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Equity After Completion
Equity Multiple
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