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Panorama City C2/P1/R3 Lot Assemblage, 140 Potential Units with TOC Tier 3

Panorama City

Panorama City C2/P1/R3 Lot Assemblage, 140 Potential Units with TOC Tier 3

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

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[Q]C2-1-CDO/[Q]P-1-CDO/R3-1
Zone/District
140 (C2:119 + R3:21)
Max Unit
42,415 sq. ft.
Lot Size
Tier 3
TOC
3
Lots
Existing Conditions
Floor Area 27,147 sq. ft.
Units 1
Year Constructed 1956-1966
Assessed Improvement Value $774,755
Assessed Land Value $1,091,976
Development Potential (By-Right)
Maximum FAR P-1: None; C2: 1.5:1; R3: 3:1
Maximum Height
Feet

P-1: N/A; C2: None; R3: 45 ft.

Stories

P-1: N/A; C2: None; R3: None

Minimum Setbacks
Front

P-1: None; C2:None; R3:15 ft.

Side

P-1: None; C2: 0 ft. for commercial uses, 5 ft. for residential uses; R3: 5 ft.

For the C2 and R3 zones, add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

P-1: None; C2: 0 ft. for commercial uses, 15 ft. for residential uses; R3: None

For C2 zone, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 34,423 sq. ft. (C2:27,819 sq. ft. + R3:6,604 sq. ft.)
Max Buildable Area, Envelope 61,540 sq. ft. (C2:41,728 sq. ft. + R3:19,812 sq. ft.)
Max Dwelling Units 80 (C2:69 + R3:11)
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 The "P-Zoned" section of the C2 lot cannot be used for by-right residential units. Residential units can be developed in the P zone through a small lot subdivision
Development Potential (with TOC or DB)
Maximum FAR P-1: None; C2: 3.75:1; R3: 4.5:1
Maximum Height
Feet

P-1: N/A; C2: None; R3: 67 ft.

For R3 lots, 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

P-1: N/A; C2: None; R3: None

Minimum Setbacks
Front

P-1: None; C2:None; R3:10.5 ft.

Side

P-1: None; C2: 0 ft. for commercial uses, 5 ft. for residential uses; R3: 3.5 ft.

Back

P-1: None; C2: 0 ft. for commercial uses, 15 ft. for residential uses; R3: None

For C2 zone, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 35,188 sq. ft. (C2:27,819 sq. ft. + R3:7,369 sq. ft.)
Max Buildable Area, Envelope 137,481 sq. ft. (C2:104,321 sq. ft. + R3:33,160 sq. ft.)
Max Dwelling Units 140 (C2:119 + R3:21)
Affordable Units Required at least 10% for Extremely Low Income, or 14% for Very Low Income, or 23% for Low Income
Parking Required Shall not exceed 0.5 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 None required
Required Open Space Up to 25% decrease in required open space
Other Development Notes The "P-Zoned" section of the C2 lot cannot be used for by-right residential units. Residential units can be developed in the P zone through a small lot subdivision
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
The C2 zone lots are subject to the Panorama City Design Overlay, which could limit the development potential of the site.
Per Ord No. 164750 ([Q] Condition), the commercial zoned lots underwent a height district change from HD-2 to HD-1
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Particulars By-Right TOC or DB
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