Brick+Work

West LA Combined RAS4 Lot, 48 Potential Units with Tier 3 TOC

Los Angeles

West LA Combined RAS4 Lot, 48 Potential Units with Tier 3 TOC

APN: 4259-033-010, 4259-033-009, 4259-033-008

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RAS4-1VL
Zone/District
48
Max Unit
5,414 sq. ft.
Lot Size
Tier 3
TOC
3
Lots
Existing Conditions
Floor Area 1,793 sq. ft. (combined)
Units 2 (combined)
Year Constructed 1939/1948
Assessed Improvement Value $184,147 (combined)
Assessed Land Value $882,006 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

50 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

5 ft.

front setback may utilize average of adjoining buildings

Side

5 ft.

0 ft side setback if ground floor is commercial

Back

0 ft.

5 ft. from midpoint of rear alley

Max Buildable Area, Footprint 9,345 sq. ft.
Max Buildable Area, Envelope 28,035 sq. ft.
Max Dwelling Units 27
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 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 Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

72 ft.

Stories

5

Minimum Setbacks
Front

5 ft.

Side

3.5 ft.

0 ft side setback if ground floor is commercial

Back

0 ft.

5 ft. from midpoint of rear alley

Max Buildable Area, Footprint 9,660 sq. ft.
Max Buildable Area, Envelope 43,470 sq. ft.
Max Dwelling Units 48
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed .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 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 261-264, TR 7542
Land Use Neighborhood Commercial
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
Property is subject to the requirements of the West Los Angeles Transportation Improvement and Mitigation Specific Plan and the Exposition Corridor Transit Neighborhood 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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