Brick+Work

West Los Angeles HJ(EC) Lot Assemblage, No Residential Density Limit

Los Angeles

West Los Angeles HJ(EC) Lot Assemblage, No Residential Density Limit

APN: 4256-008-009; 4256-008-010; 4256-008-011; 4256-008-019

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HJ(EC)-O
Zone/District
No maximum residential density
Max Unit
83,410 sq. ft.
Lot Size
Tier 4
TOC
4
Lots
Existing Conditions
Floor Area 42,076 sq. ft. (combined)
Units 0
Year Constructed 1952-2000
Assessed Improvement Value $1,091,530
Assessed Land Value $1,686,503
Development Potential (By-Right)
Maximum FAR 2:1
Maximum Height
Feet

148 ft.

Stories

None

Minimum Setbacks
Front

0 ft. for commercial uses; 5 ft. for residential uses

Site is along a "Retail Street"

Side

0 ft. for commercial uses; 5 ft. for residential uses

Back

0 ft.

Max Buildable Area, Footprint 83,410 sq. ft.
Max Buildable Area, Envelope 166,820 sq. ft.
Max Dwelling Units No maximum residential density
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 A minimum of 70% of non-residential uses are required Per the Specific Plan, the site is ineligible for TOC incentives, but can use Specific Plan Transit Neighborhood Plan Bonuses
Development Potential (with TOC or DB)
Maximum FAR 4:1
Maximum Height
Feet

148 ft.

No additional height from TNP incentive

Stories

None

Minimum Setbacks
Front

0 ft. for commercial uses; 5 ft. for residential uses

Site is along a "Retail Street"

Side

0 ft. for commercial uses; 5 ft. for residential uses

Back

0 ft.

Max Buildable Area, Footprint 83,410 sq. ft.
Max Buildable Area, Envelope 333,640 sq. ft.
Max Dwelling Units No maximum residential density
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% 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 Eligible for publicly accessible open space reduction
Other Development Notes Incentives are based on TNP Bonus A minimum of 70% of non-residential uses are required
Jurisdictional
Legal Description PT Jacinto Talamantes (Arb 23, 53, 54, 57), RANCHO LA BALLONA, PT Lot 24 (Arb 45, 55, 57), PARTITION OF THAT CERTAIN 120.71 ACRE TRACT BELONGING TO THE ESTATE OF PEDRO TAL
Land Use Hybrid Industrial
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
Neighborhood Council Westside
Council District 5
Councilmember Paul Koretz
Red Flags
Property is subject to the requirements of 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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