Brick+Work

North Hills Split Zone Property, 4 Potential Units

North Hills

North Hills Split Zone Property, 4 Potential Units

APN: 2673-020-042

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[Q]C2-1VL, RAP-1VL
Zone/District
4 (3 in C2 zone + 1 in RA zone)
Max Unit
64,579 sq. ft.
Lot Size
No
TOC
1
Lots
Existing Conditions
Floor Area 24,778 sq. ft.
Units 0
Year Constructed 1960/1975
Assessed Improvement Value $845,617
Assessed Land Value $507,625
Development Potential (By-Right)
Maximum FAR 1.5:1 in C2 zone, .2:1 in RA zone
Maximum Height
Feet

45 ft. in C2 zone, 36 ft. in RA zone

Stories

3 in C2 zone, None in RA 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, 25 ft. in RA 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. RA zone: add 1 foot side setback for 3 stories or more

Back

15 ft.in C2 zone, 25 ft. in RA zone

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

Max Buildable Area, Footprint 42,446 sq. ft. (37,446 sq. ft. in C2 zone + 5,000 sq. ft. in RA zone)
Max Buildable Area, Envelope 68,316 sq. ft. (63,317 sq. ft. in C2 zone + 5,000 sq. ft. in RA zone)
Max Dwelling Units 4 (3 in C2 zone + 1 in RA zone)
Affordable Units Required None
Parking Required C2 zone: 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) RA zone: 2 covered spaces 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 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 None required (6 or more units only)
Other Development Notes Only single-family residential permitted in RA zone. C2 residential density limited to 1 unit per 11,000 sq. ft. of lot area per Q condition
Development Potential (with TOC or DB)
Maximum FAR N/A
Maximum Height
Feet

N/A

Stories

N/A

Minimum Setbacks
Front

N/A

Side

N/A

Back

N/A

Max Buildable Area, Footprint N/A
Max Buildable Area, Envelope N/A
Max Dwelling Units 4 (3 in C2 zone + 1 in RA zone)
Affordable Units Required N/A
Parking Required N/A
Required Bicycle Parking
Long Term N/A
Short Term N/A
Transitional Height Limitations N/A
Required Open Space N/A
Other Development Notes Not Eligible for Bonus Incentives
Jurisdictional
Legal Description PT Lot 1, TR 19642
Land Use General Commercial
Area Planning Commission North Valley
Community Plan Area Mission Hills-Panorama City-North Hills
Neighborhood Council North Hills West
Council District 12
Councilmember John Lee
Red Flags
Per ORD-164750-SA2610, Residential development shall be limited to the density permitted in the RE 11 Zone and no hotel or motel use shall be permitted.
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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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