Brick+Work

West LA Combined R2 Lots, 14 Unit Potential

Los Angeles

West LA Combined R2 Lots, 14 Unit Potential

APN: 4267-031-025, 4267-031-026

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14*
Max Unit
15,524 sq. ft.
Lot Size
No
TOC
2
Lots
Existing Conditions
Floor Area 6,638 sq. ft. (combined)
Units 4 (combined)
Year Constructed 1923/1989
Assessed Improvement Value $780,596 (combined)
Assessed Land Value $1,166,709 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

33 ft.

Stories

None

Minimum Setbacks
Front

20 ft.

Side

5 ft.

add 1 foot of side setback for each story over 2

Back

15 ft.

Max Buildable Area, Footprint 10,800 sq. ft.*
Max Buildable Area, Envelope 32,400 sq. ft.*
Max Dwelling Units 8*
Affordable Units Required None
Parking Required 2 spaces per unit (1 covered)
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 *Development of multifamily units only permitted on northern 65 feet of property
Development Potential (with TOC or DB)
Maximum FAR 4.05:1
Maximum Height
Feet

44 ft.

Stories

None

Minimum Setbacks
Front

20 ft.

Side

5 ft.

add 1 foot of side setback for each story over 2

Back

12 ft.

Max Buildable Area, Footprint 11,070 sq. ft.*
Max Buildable Area, Envelope 43,740 sq. ft.*
Max Dwelling Units 14*
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 30% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 2 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
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 *Development of multifamily units only permitted on northern 65 feet of property 14 Maximum units with 50% density bonus Per AB 1763, a residential development that is 100% affordable to households (exclusive of managers’ units) are for lower-income households will be permitted an 80% density bonus. This would bring the total max units on this site to 29 units. Parking required will be 0.3 spaces per unit.
Jurisdictional
Legal Description Lots 81-83, TR 5598
Land Use Low Medium I Residential
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
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
Valuation
Equity After Completion
Equity Multiple
IRR

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