Brick+Work

Panorama City 42k sq. ft. C2/R3 Property, 137 Potential Units with TOC

Panorama City

Panorama City 42k sq. ft. C2/R3 Property, 137 Potential Units with TOC

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

$ 8M8000000

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[Q]C2-1-CDO, [Q]P-1-CDO, R3-1
Zone/District
137
Max Unit
42,216 sq. ft.
Lot Size
Tier 2
TOC
3
Lots
Existing Conditions
Floor Area 27,147 sq. ft.
Units 0
Year Constructed 1956/1961
Assessed Improvement Value $766,812 (combined)
Assessed Land Value $1,091,976 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1 in C2 zone, 3:1 in R3 zone
Maximum Height
Feet

None in C2 zone, 45 ft. in R3 zone

Stories

None

Minimum Setbacks
Front

15 ft.

Along Tobias Ave.

Side

5 ft.

R3 zone: add 1 foot of side setback for each story over 2, not to exceed 16 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

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; 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 No development on P-1 portion of lot
Development Potential (with TOC or DB)
Maximum FAR 3.25:1 in C2 zone, 4.35:1 in R3 zone
Maximum Height
Feet

None in C2 zone, 56 ft. in R3 zone

Stories

None

Minimum Setbacks
Front

15 ft,

Along Tobias Ave.

Side

5 ft. in C2 zone, 3.5 ft. in R3 zone

R3 zone: add 1 foot of side setback for each story over 2, not to exceed 16 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

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 be required to 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 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 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 Community Commercial, Medium Residential
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
Per ORD-175550, projects on this site are subject to the permanent Q Conditions of the Panorama City Community Design Overlay.
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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