Brick+Work

North Hollywood West RD1.5 Property, 11 Potential Units with Density Bonus

North Hollywood West RD1.5 Property, 11 Potential Units with Density Bonus

APN: 2327-007-003

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(T)(Q)RD1.5-1
Zone/District
11
Max Unit
11,481 sq. ft.
Lot Size
No
TOC
1
Lots
Existing Conditions
Floor Area 2,299 sq. ft
Units 2
Year Constructed 1934-1947
Assessed Improvement Value $122,237
Assessed Land Value $100,334
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

30 ft.

Per the Q condition, a 30 ft. maximum height is allowed

Stories

2

Per the Q condition, 2 stories are allowed

Minimum Setbacks
Front

15 ft.

Side

5 ft.

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

Back

50 ft.

Per the Q condition, a 50 ft. setback from the northerly property line is required

Max Buildable Area, Footprint 5,941 sq. ft.
Max Buildable Area, Envelope 17,823 sq. ft.
Max Dwelling Units 7
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 None Required
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 4.05:1
Maximum Height
Feet

41 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

3

Minimum Setbacks
Front

12 ft.

Side

5 ft.

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

Back

50 ft.

Per the Q condition, a 50 ft. setback from the northerly property line is required

Max Buildable Area, Footprint 6,091 sq. ft.
Max Buildable Area, Envelope 24,668 sq. ft.
Max Dwelling Units 11
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 40% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 1.5 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; 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 None Required
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot FR 3 (Arb 9), Licensed Survey Tract
Land Use Low Medium II Residential
Area Planning Commission South Valley
Community Plan Area North Hollywood-Valley Village
Neighborhood Council North Hollywood West
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.
Per Ord No. 153213 ([Q] Condition), the site is subject to a height/floor maximum, shall provide a 50 ft. setback from the northerly property line and provide certain aesthetic features.
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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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