Brick+Work

West LA 12 Unit Potential (Tier 1 TOC)

Los Angeles

West LA 12 Unit Potential (Tier 1 TOC)

APN: 4260-032-036, 4260-032-035

$ 3.2M

RD1.5-1
Zone/District
12
Max Unit
10,800 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 3,065 sq. ft. (combined)
Units 6 (combined)
Year Constructed 1950, 1940
Assessed Improvement Value $299,868 (combined)
Assessed Land Value $1,135,777 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

15 ft.

Side

4.5 ft.

add 1 ft. of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

Max Buildable Area, Footprint 7,200 sq. ft.
Max Buildable Area, Envelope 21,600 sq. ft.
Max Dwelling Units 7
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 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
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 4.2:1
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

None

Minimum Setbacks
Front

15 ft.

Side

5 ft.

add 1 ft. of side setback for each story over 2, not to exceed 16 ft.

Back

11.3 ft.

Max Buildable Area, Footprint 7,500 sq. ft.
Max Buildable Area, Envelope 31,500 sq. ft.
Max Dwelling Units 12
Affordable Units Required at least 8% for Extremely Low Income residents, or 11% for Very Low Income residents, or 20% for Low Income Residents
Parking Required less than .5 spaces per bedroom
Required Bicycle Parking
Long Term 1 per dwelling unit or guest room
Short Term 1 per 10 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 open space required by-right.
Other Development Notes
Jurisdictional
Legal Description Lots 309 & 310, TR 5498
Land Use Low Medium I Residential
Area Planning Commission West Los Angeles
Community Plan Area Palms-Mar Vista-Del Rey
Neighborhood Council West Los Angeles
Council District 11
Councilmember Mike Bonin
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 Los Angeles Transportation Improvement and Mitigation Specific Plan, 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 Multiple
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