Brick+Work

Westwood C4/NMU Assemblage

Los Angeles

Westwood C4/NMU Assemblage

APN: 4322-003-031

$

C4-1VL-POD, NMU(EC)-POD
Zone/District
121 in C4 zone; No Residential Density Limit in NMU zone
Max Unit
51,207 sq. ft.
Lot Size
Tier 3
TOC
6
Lots
Existing Conditions
Floor Area 36,018 sq. ft. (combined)
Units 5 (combined)
Year Constructed 1932- 1958
Assessed Improvement Value $1,455,859 (combined)
Assessed Land Value $2,308,770 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1 in C4 zone; 2:1 in NMU zone
Maximum Height
Feet

45 ft.

Stories

3 in C4 zone; None in NMU zone

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

0 ft.

Along Pico Blvd.; minimum 5 ft. for residential units

Side

5 ft.

C4: side setback required for portions of buildings erected for residential uses, no setbacks required for ground floor commercial; no setbacks required for mixed use project abutting street or alley; NMU: For portions of buildings used for residential purposes, side Setbacks of at least 5 feet in depth shall be maintained at the first story used in whole or part for residential purposes, excluding Residential common areas (lobbies, community rooms, etc.).

Back

15 ft. in C4 zone; 5 ft. in NMU zone

setbacks required only for residential stories; add 1 foot of back setback for each story over 3, not to exceed 20 ft.; no rear setback required for commercial only uses; no rear setbacks required for mixed use project abutting street or alley

Max Buildable Area, Footprint 45,830 sq. ft. (23,109 sq. ft. in C4 zone + 22,721 sq. ft. in NMU zone)
Max Buildable Area, Envelope 88,922 sq. ft. (40,476 sq. ft. in C4 zone + 48,446 sq. ft. in NMU zone)
Max Dwelling Units 70 in C4 zone; No Residential Density Limit in NMU zone
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 C4 zone: 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 NMU zone: Portions of Projects in applicable zones that are less than 50 feet from the nearest property line of property zoned R2, or a more restrictive residential zone, shall not exceed 25 feet in height.
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 For Non-residential uses in the NMU zone, 1 sq. ft. of open space shall be provided for each 25 sq. ft. of non-residential uses
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR 3.75:1 in C4 zone; 3:1 in NMU zone
Maximum Height
Feet

67 ft. in C4 zone; 50 ft. in NMU zone

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 in C4 zone; None in NMU zone

Minimum Setbacks
Front

0 ft.

Along Pico Blvd.; minimum 5 ft. for residential units

Side

5 ft.

C4: setbacks required only for residential stories; add 1 foot of side setback for each story over 2, not to exceed 16 ft.; no side setback required for commercial only uses; no side setbacks required for mixed use project abutting street or alley; NMU: s. For portions of buildings used for residential purposes, side Setbacks of at least 5 feet in depth shall be maintained at the first story used in whole or part for residential purposes, excluding Residential common areas (lobbies, community rooms, etc.).

Back

5 ft.

C4: no setbacks required for mixed use project abutting street or alley or commercial only uses

Max Buildable Area, Footprint 47,080 sq. ft. (24,359 sq. ft. in C4 zone + 22,721 sq. ft. in NMU zone)
Max Buildable Area, Envelope 173,859 sq. ft. (101,190 sq. ft. in C4 zone + 72,669 sq. ft. in NMU zone)
Max Dwelling Units 121 in C4 zone; No Residential Density Limit in NMU zone
Affordable Units Required C4: at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income; NMU: 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 C4: The building height limit shall be stepped-back at a 45-degree angle as measured from a horizontal plane originating 25 feet above grade at the property line of the adjoining lot. NMU zone: Portions of Projects in applicable zones that are less than 50 feet from the nearest property line of property zoned R2, or a more restrictive residential zone, shall not exceed 25 feet in height.
Required Open Space C4: Up to 25% decrease in required open space
Other Development Notes TOC Tier 3 Incentives utilized for C4 zoned portion of property Expo TNP Bonus utilized for NMU zoned portion of property
Jurisdictional
Legal Description Block 45, Lots 13-10, Tract TR 5609 Block 40, Lots 18-19, Tract TR 5609
Land Use Neighborhood Commerical
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 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.
Property is subject to the guidelines of the Westwood Pedestrian Oriented District, which could limit the development potential of the site.
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.