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West LA Corner Property, 33 Unit Potential

West LA Corner Property, 33 Unit Potential

APN:

$

R3-1VL
Zone/District
33
Max Unit
14,815 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 12,598 sq. ft.
Units 0
Year Constructed 1966
Assessed Improvement Value $9,419
Assessed Land Value $224,150
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

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

15 ft.

10 ft. front setback for key lots

Side

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 21,658 sq. ft.
Max Buildable Area, Envelope 64,974 sq. ft.
Max Dwelling Units 18
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 Minimum 500 sq. ft. per guest room
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

67 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

5

Minimum Setbacks
Front

15 ft.

10 ft. front setback for key lots

Side

3.5 ft.

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

Back

10.5 ft.

Max Buildable Area, Footprint 23,016 sq. ft.
Max Buildable Area, Envelope 103,570 sq. ft.
Max Dwelling Units 33
Affordable Units Required at least 10% for Extremely Low Income residents, or 14% for Very Low Income residents, or 23% for Low Income Residents
Parking Required less than .5 spaces per unit
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 limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 25% decrease in open space required by-right.
Other Development Notes Minimum 500 sq. ft. per guest room
Jurisdictional
Legal Description Lots 15-18, TR 7888
Land Use Medium 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
Restrictions
Rent Stabilization Ordinance No
Community Design Overlay No
Historic Preservation Overlay No
Specific Plan Yes
Q/T Conditions No
D Limitations No
Coastal Zone No
Community Redevelopment Agency No
Hillside Area No
Baseline Mansionization Ordinance No
Interim Control Ordinance No
River Improvement Overlay No
Community Plan Implementation Overlay No
Opportunity Zone No
Other
Red Flags
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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