Brick+Work

Westwood R3 Assemblage, 21 Potential Units with Tier 3 TOC

Los Angeles

Westwood R3 Assemblage, 21 Potential Units with Tier 3 TOC

APN: 4324-029-006 & 4324-029-007

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[Q]R3-1-O
Zone/District
21
Max Unit
13,667 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 6,999 sq. ft. (combined)
Units 7 (combined)
Year Constructed 1947/1948
Assessed Improvement Value $409,422 (combined)
Assessed Land Value $1,823,576 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

15 ft.

Side

5 ft.

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

Back

15 ft.

Max Buildable Area, Footprint 9,504 sq. ft.
Max Buildable Area, Envelope 28,512 sq. ft.
Max Dwelling Units 11
Affordable Units Required None
Parking Required 2.25 parking spaces for each dwelling unit containing four habitable rooms or less. 1 additional parking space shall be provided for dwelling units with more than four habitable rooms.
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 200 sq. ft. per unit
Other Development Notes
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

67 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

None

Minimum Setbacks
Front

15 ft.

Side

5 ft./3.5 ft.

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

Back

10.5 ft.

Max Buildable Area, Footprint 10,091 sq. ft.
Max Buildable Area, Envelope 42,768 sq. ft.
Max Dwelling Units 21
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 6 & 7, Block 6, TR 10021
Land Use Medium Residential
Area Planning Commission West Los Angeles
Community Plan Area Westwood
Neighborhood Council Westwood
Council District 5
Councilmember Paul Koretz
Red Flags
Properties subject to the Rent Stabilization Ordinance (RSO) must replace existing affordable units at a rate of 1 to 1 or 20% of new proposed units, whichever is greater.
Property is subject to the requirements of the West Los Angeles Transportation Improvement and Mitigation Specific Plan, the Westwood Community Design Review Board Specific Plan, and the Westwood Community Plan Multiple Family Residential Development Standards Specific Plan, which could limit the development potential of the site.
Per ORD-163186-SA1A, density shall be limited to 1 dwelling unit per 1,200 sq. ft. of lot area and all new projects with 2 or more units shall be subject to review by the Westwood Community Design Review Board.
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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
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