Brick+Work

Panorama C2, R3, & P Assemblage, 137 Unit Potential

Panorama City

Panorama C2, R3, & P Assemblage, 137 Unit Potential

APN: 2653-002-006, 2653-002-030, 2653-002-020

$

$
[Q]C2-1-CDO, R3-1. [Q]P-1-CDO
Zone/District
137
Max Unit
42,215 sq. ft.
Lot Size
Tier 2
TOC
3
Lots
Existing Conditions
Floor Area 27,147 sq. ft. (combined)
Units 1 (combined)
Year Constructed 1956, 1961 & 1966
Assessed Improvement Value $766,812 (combined)
Assessed Land Value $1,091,976 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 (R3), 1.5:1 (C2)
Maximum Height
Feet

45 ft. (R3), None (C2)

Stories

None

Minimum Setbacks
Front

15 ft.

Along Tobias Ave.

Side

5 ft.

Per R3: 10 ft front setback for key lots. Per C2: 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

Back

0 ft.

Along Van Nuys Blvd.

Max Buildable Area, Footprint 34,002 sq. ft. (27,237 sq. ft. in C2 zone + 6,765 sq. ft. in R3 zone)
Max Buildable Area, Envelope 63,693 sq. ft. (43,488 sq. ft. in C2 zone + 20,205 sq. ft. in R3 zone)
Max Dwelling Units 83
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 No development permitted on P1 portion
Development Potential (with TOC or DB)
Maximum FAR 4.35:1 (R3) 3.25:1 (C2)
Maximum Height
Feet

56 ft.

Max height per R3, no max height per C2. 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.

Per R3: add 1 foot of side setback for each story over 2, not to exceed 16 ft. Per C2: 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

Back

0 ft.

Along Van Nuys Blvd.

Max Buildable Area, Footprint 34,497 sq. ft.
Max Buildable Area, Envelope 123,351 sq. ft.
Max Dwelling Units 137
Affordable Units Required at least 9% for Extremely Low Income, or 12% for Very Low Income, or 21% for Low Income
Parking Required Shall not exceed 1 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 shall be stepped back The building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 15 feet above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in required open space
Other Development Notes No development on P-1 portion of lot
Jurisdictional
Legal Description Lots 4-7, TR 19309; Lot 45, TR 5638
Land Use Medium Residential & Community Commercial
Area Planning Commission North Valley
Community Plan Area Mission Hills-Panorama City-North Hills
Neighborhood Council Panorama City
Council District 6
Councilmember Nury Martinez
Red Flags
Property is subject to the guidelines of the Panorama City Community Design Overlay, which could limit the development potential of the site
ORD-175550: auto-related uses are prohibited, any projects with new construction, significant facade modification or addition, or change of use involving increased trips and parking requirements shall provide a direct pedestrian pathway from the Van Nuys Blvd public right of way to the entrance, building mounted signage shall not total more than 2 square feet per linear foot of building frontage.
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
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