Brick+Work

NoHo C2/R4 Split Zoned Lot, 74 Potential Units with Tier 3 TOC

NORTH HOLLYWOOD

NoHo C2/R4 Split Zoned Lot, 74 Potential Units with Tier 3 TOC

APN: 2350-003-001

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C2-1, R4-1L
Zone/District
74
Max Unit
16,963 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 4,770 sq. ft.
Units 10
Year Constructed Several
Assessed Improvement Value $721,397
Assessed Land Value $1,326,000
Development Potential (By-Right)
Maximum FAR 1.5:1 in C2 zone, 3:1 in R4 zone
Maximum Height
Feet

None in C2 zone, 75 ft. in R4 zone

Stories

None in C2 zone, 6 in R4 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. in C2 zone, 15 ft. in R4 zone

Side

5 ft.

C2 zone: 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. R4 zone: add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

C2 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; R4 zone: add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 13,235 sq. ft. (8,060 sq. ft. in C2 zone + 5,175 sq. ft. in R4 zone)
Max Buildable Area, Envelope 30,095 sq. ft. (14,570 sq. ft. in C2 zone + 15,525 sq. ft. in R4 zone)
Max Dwelling Units 42
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 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 Potential (with TOC or DB)
Maximum FAR 3.75:1 in C2 zone, 4.5:1 in R4 zone
Maximum Height
Feet

None in C2 zone, 97 ft. in R4 zone

Stories

None in C2 zone, 8 in R4 zone

Minimum Setbacks
Front

0 ft. in C2 zone, 15 ft. in R4 zone

Side

5 ft.

C2 zone: 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; R4 zone: add 1 foot of side setback for each story over 2

Back

5 ft./10.5 ft.

C2 zone: no setbacks required for mixed use project abutting street or alley or commercial only uses; R4 zone: add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 14,058 sq. ft. (8,680 sq. ft. in C2 zone + 5,378 sq. ft. in R4 zone)
Max Buildable Area, Envelope 59,712 sq. ft. (38,424 sq. ft. in C2 zone + 23,288 sq. ft. in R4 zone)
Max Dwelling Units 74
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 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.
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description PT Lot FR 4, TR 1316
Land Use Community Commercial, High Medium Residential
Area Planning Commission South Valley
Community Plan Area North Hollywood-Valley Village
Neighborhood Council NoHo
Council District 2
Councilmember Paul Krekorian
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.
Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this site.
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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
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Equity Multiple
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