Brick+Work

West Los Angeles R3 Lot, 14 Unit Potential with Tier 1 TOC

los angeles

West Los Angeles R3 Lot, 14 Unit Potential with Tier 1 TOC

APN: 4306015040

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[Q]R3-1VL-O
Zone/District
14
Max Unit
10,362 sq. ft.
Lot Size
Tier 1
TOC
1
Lots
Existing Conditions
Floor Area 9,164 sq. ft.
Units 10
Year Constructed 1949
Assessed Improvement Value $135,832
Assessed Land Value $169,458
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 foot of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

Max Buildable Area, Footprint 8,050 sq. ft.
Max Buildable Area, Envelope 24,150 sq. ft.
Max Dwelling Units 8
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;
Short Term 1 space per 10 units for units 0-25;
Transitional Height Limitations
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

4

Minimum Setbacks
Front

15 ft.

10 ft front setback for key lots

Side

5 ft.

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

Back

11.25 ft.

Max Buildable Area, Footprint 7,262 sq. ft.
Max Buildable Area, Envelope 30,502 sq. ft.
Max Dwelling Units 14
Affordable Units Required at least 8% for Extremely Low Income, or 11% for Very Low Income, or 20% for Low Income
Parking Required Shall not exceed .5 space per bedroom
Required Bicycle Parking
Long Term 1 space per unit for units 0-25;
Short Term 1 space per 10 units for units 0-25;
Transitional Height Limitations None
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot 49, TR 7671
Land Use Medium Residential
Area Planning Commission West Los Angeles
Community Plan Area West Los Angeles
Neighborhood Council South Robertson
Council District 5
Councilmember Paul Koretz
Red Flags
Per ORD-166311-SA1460, the lot area per dwelling unit shall not be less than 1,200 sq. ft.
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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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