Brick+Work

28k+ Sq. Ft. North Hollywood C2, R4 & P Corner Lots

28k+ Sq. Ft. North Hollywood C2, R4 & P Corner Lots

APN: 2333013023 & 2333013022

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C2-1VL, R4-1 & P-1VL
Zone/District
68
Max Unit
28,057 sq. ft.
Lot Size
No
TOC
2
Lots
Existing Conditions
Floor Area 1,799 sq. ft. (combined)
Units 0 (combined)
Year Constructed 1966
Assessed Improvement Value $34,705 (combined)
Assessed Land Value $331,339 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 (R4), 1.5:1 (C2)
Maximum Height
Feet

45 ft.

Max height per C2 portion. No max height per R4 portion

Stories

3

Max height per C2 portion. No max height per R4 portion

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

0 ft.

No rear setback required from P portion of Lots

Max Buildable Area, Footprint 15,965 sq. ft.
Max Buildable Area, Envelope 37,650 sq. ft.
Max Dwelling Units 48
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 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
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 only permitted on C2 and R4 portions of the lot
Development Potential (with TOC or DB)
Maximum FAR 4.05:1 (R4), 2.025:1 (C2)
Maximum Height
Feet

56 ft.

Max height per C2 portion. No max height per R4 portion. 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

Max height per C2 portion. No max height per R4 portion

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.; no side setback required for commercial only uses; no side setbacks required for mixed use project abutting street or alley

Back

0 ft.

Max Buildable Area, Footprint 15,965 sq. ft.
Max Buildable Area, Envelope 50,827 sq. ft.
Max Dwelling Units 68
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 30% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 2 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
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 No additional height shall be permitted for that portion of a building in a Housing Development Project that is located within 15 ft. feet of a lot classified in the R2 zone or within 50 ft. of a lot classified in an R1 or more restrictive or Project located on a lot sharing a common lot line with or across an alley from a lot classified in an R1 or more restrictive zone.
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 1-7, TR 8535
Land Use Highway Oriented Commercial
Area Planning Commission South Valley
Community Plan Area North Hollywood-Valley Village
Neighborhood Council Greater Valley Glen
Council District 2
Councilmember Paul Krekorian
Red Flags
Development plans on this property will be subject to review by the Laurel Canyon Commercial Corridor CRA/LA. This could also limit the utilization of TOC incentives.
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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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