Brick+Work

West Los Angeles R4 Lots, 51 Unit Potential with Tier 3 TOC

Los Angeles

West Los Angeles R4 Lots, 51 Unit Potential with Tier 3 TOC

APN: 4265003007-4265003010

Print Friendly and PDF
[Q]R4-1
Zone/District
51
Max Unit
11,250 sq. ft.
Lot Size
Tier 3
TOC
4
Lots
Existing Conditions
Floor Area 2,975 sq. ft. (combined)
Units 4 (combined)
Year Constructed 1920, 1924, & 1952
Assessed Improvement Value $263,967 (combined)
Assessed Land Value $1,158,392 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

None

Stories

None

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. and 10 ft.

10 ft. setback per building line on exterior side (ORD-67641). 5 ft. setback for interior side, add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

7.5 ft.

15 ft. rear setback starting from half depth of rear alley leaves 7.5 ft. setback from lot line, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 7,650 sq. ft.
Max Buildable Area, Envelope 22,950 sq. ft.
Max Dwelling Units 29
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;
Short Term 1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100;
Transitional Height Limitations Per ORD-186249: The portion of a building above three (3) stories shall be stepped back a minimum of 10 feet from the required front yard setback.
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

None

Stories

None

Minimum Setbacks
Front

15 ft.

10 ft front setback for key lots

Side

3.5 ft. and 10 ft.

10 ft. for exterior side per building line. 3.5 ft. per interior side, add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

3 ft.

10.5 rear setback from half width of rear alley leaves 3 ft. setback from lot line, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 8,118 sq. ft.
Max Buildable Area, Envelope 36,531 sq. ft.
Max Dwelling Units 51
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;
Short Term 1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100;
Transitional Height Limitations Per ORD-186249: The portion of a building above three (3) stories shall be stepped back a minimum of 10 feet from the required front yard setback.
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 12-13, Block 8, Westgate
Land Use High Medium Residential
Area Planning Commission West Los Angeles
Community Plan Area Brentwood-Pacific Palisades
Neighborhood Council N/A
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, which could limit the development potential of the site.
Per ORD-186249, the properties are subject to Q conditions regarding building form and orientation, vehicular access and parking, and architectural treatment.
BRICK+WORK Analyzer
Calculator
Please Enter Land Cost.
Please Enter Average Rents in Area.
Ask Administrator to enter the required values for the calculation of Financial Analyser.
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

Property Report Disclaimer

All data are obtained from government sources. No attempt has been made to verify the data’s accuracy.

This report is for informational purposes only. Do not rely on this report to support real estate or investment decisions. The only authoritative source for the information in this report is the government agencies from which the data was obtained.

By publishing this property, you represent and warrant that you have obtained the authorization from the property owner to market this property AND to take actions on behalf of the property owner.