Brick+Work

West Adams Tier 4 TOC Corner; 143 Potential Units

Los Angeles

West Adams Tier 4 TOC Corner; 143 Potential Units

APN: 5046001048

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C2-2D-SP
Zone/District
143
Max Unit
29,489 sq. ft.
Lot Size
Tier 4
TOC
1
Lots
Existing Conditions
Floor Area 15,751 sq. ft.
Units 0
Year Constructed 1985
Assessed Improvement Value $1,435,304
Assessed Land Value $2,381,350
Development Potential (By-Right)
Maximum FAR 3:1 for mixed use projects; 2:1 for all other projects
Maximum Height
Feet

60 ft.

Stories

None

Minimum Setbacks
Front

0 ft.

Side

5 ft.

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

15 ft.

setbacks required only for residential stories; 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 25,404 sq. ft.
Max Buildable Area, Envelope 88,467 sq. ft. for mixed use projects; 58,978 sq. ft. for all other projects
Max Dwelling Units 78
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 Where the rear or side yard property line is contiguous with that of a residential lot, or separated by an alley, the entire building shall be setback or individual floors "stepped back” one foot for every one foot in height as measured 15 feet above 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 4.65:1 for mixed use projects; 4.25:1 for residential only
Maximum Height
Feet

93 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

5 ft.

no setbacks required for mixed use project abutting street or alley or commercial only uses

Max Buildable Area, Footprint 26,704 sq. ft.
Max Buildable Area, Envelope 137,124 sq. ft. for mixed use projects; 125,328 sq. ft. for residential only
Max Dwelling Units 143
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required No required parking
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 Within the first 25 feet of the property line abutting or across the street or alley from the 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 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 Lot 115, TR 8027
Land Use Community Commercial
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
Property is subject to the requirements of the Crenshaw Corridor Specific Plan and the South LA Alcohol Specific Plan, which could limit the development potential of the site.
As outlined in ORD-184796-SA950, new uses and development projects shall comply with the Crenshaw Corridor Specific Plan regulations.
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.
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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