Brick+Work

North Hills 23 Units

North Hills 23 Units

APN:

$ 3.3M

23
Max Unit
13,014 sq. ft.
Lot Size
No
TOC
2
Lots
Existing Conditions
Floor Area 17,911 sq. ft.
Units 18
Year Constructed 1964
Assessed Improvement Value $1,073,692
Assessed Land Value $1,610,539
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

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

Minimum Setbacks
Front

15 ft.

10 ft. front setback for key lots

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 9,020 sq. ft.
Max Buildable Area, Envelope 27,060 sq. ft.
Max Dwelling Units 16
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 per dwelling unit or guest room
Short Term 1 per 10 dwelling unit or guest room
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 Minimum 500 sq. ft./guest room
Development Potential (with TOC or DB)
Maximum FAR 4:05:1
Maximum Height
Feet

61 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.

10 ft. front setback for key lots

Side

5 ft.

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

Back

12 ft.

Max Buildable Area, Footprint 9,266 sq. ft.
Max Buildable Area, Envelope 37,527 sq. ft.
Max Dwelling Units 23
Affordable Units Required at least 11% for Very Low Income residents, or 20% for Low Income residents, or 30% Moderate Income residents (for sale)
Parking Required 1 space per units with 0-1 bedrooms; 2 spaces per unit with 2-3 bedrooms; 2.5 spaces unit with 4 or more bedrooms
Required Bicycle Parking
Long Term 1 per dwelling unit or guest room
Short Term 1 per 10 dwelling units or guest rooms
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 open space required by-right.
Other Development Notes Minimum 500 sq. ft./guest room
Jurisdictional
Legal Description Lots FR 428 & 429, TR 2899
Land Use Medium Residential
Area Planning Commission North Valley
Community Plan Area Mission Hills-Panorama City-North Hills
Neighborhood Council North Hills East
Council District 7
Councilmember Monica Rodriguez
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.
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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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