Pop Top Rehabs in Orange County or Los Angeles County?

[Daniel Ryu]

Hi BP

I was recently checking out LA MFs on Loopnet (to get a sense of the market) and I noticed that one was in a LAR3 Zone. I cross-checked the zoning code for R3 and it seemed like MFs in that zone didn't have a story limit.

I was looking at a 2 story / 7 unit MF and started thinking about the possibility of 'building up.'

Here's a great thread on "pop top" rehabs on BP:

http://www.biggerpockets.com/forums/522/topics/150...

Just wondering:

From a construction standpoint - is building up from 2 story to 3 story (or more) present a lot of structural challenges?

And from a permitting standpoint - Anyone in LA / OC area doing pop top rehabs for MF?

Last question: Anyone using this strategy in CA for Single Family single story residences?

I'd definitely work with someone with more experience on this strategy but just trying to get a sense for the strategy in potential areas that I might want to invest in.

Alright.. that's it. If anyone has any input, I'd love to hear it.

Thanks a bunch.

[Eyal B.]

Hi Daniel,

R3 shows as no story limit, but there are definitely height restrictions for R3 in LA. They are typically 45 feet, unless they area has some exceptions (which are usually give or take 10 feet) You'll also want to check if the land size and parking requirements will allow you to add more units in R3.

You can research the answers to these questions by referencing this doc: http://planning.lacity.org/Forms_Procedures/7150.pdf