Brick+Work

Panorama Plaza

Panorama City

Panorama Plaza

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

$

$
[Q]C2-1-CDO, R3-1, [Q]P-1-CDO
Zone/District
137 (20 in R3 zone, 117 in C2 zone)
Max Unit
42,216 sq. ft.
Lot Size
Tier 2
TOC
1
Lots
Existing Conditions
Floor Area 18,147 sq. ft. (combined)
Units 1
Year Constructed Several
Assessed Improvement Value $1,067,258 (combined)
Assessed Land Value $3,165,480 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 in R3 zone; 1.5:1 in C2 zone
Maximum Height
Feet

45 ft. in R3 zone; None in R4 zone

Stories

None

Minimum Setbacks
Front

0 ft.

along Van Nuys Blvd.

Side

5 ft.

0 ft. in C2 zone if no residential uses on ground floor; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

along Tobias Ave./ R3 properties to rear

Max Buildable Area, Footprint 31,135 sq. ft.
Max Buildable Area, Envelope 70,950 sq. ft. (27,462 sq. ft. in R3 zone, 43,488 sq. ft. in C2 zone)
Max Dwelling Units 83 (11 in R3 zone, 72 in C2 zone)
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 per 1.5 dwelling unit or guest room
Short Term 1 per 15 dwelling unit or guest room
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
Development Potential (with TOC or DB)
Maximum FAR 4.35:1 in R3 zone; 3.25:1 in C2 zone
Maximum Height
Feet

56 ft. in R3 zone; None in C2 zone

Stories

None

Minimum Setbacks
Front

0 ft.

along Van Nuys Blvd.

Side

5 ft.

0 ft. in C2 zone if no residential uses on ground floor; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

10.5 ft.

15 ft. along Tobias Ave.

Max Buildable Area, Footprint 31,801 sq. ft.
Max Buildable Area, Envelope 134,044 sq. ft. (39,820 sq. ft in R3 zone, 94,224 sq. ft. in C2 zone)
Max Dwelling Units 137 (20 in R3 zone, 117 in C2 zone)
Affordable Units Required at least 9% Extremely Low Income, or 12% Very Low Income, or 21% Low Income
Parking Required Less than .5 space per unit
Required Bicycle Parking
Long Term 1 per 2 dwelling units or guest rooms
Short Term 1 per 20 dwelling units or guest rooms
Transitional Height Limitations When bordering specific plan, overlay zone, or RW1 or more restrictive zone, 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 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 4-7, TR 19309; Lot 45, TR 5638
Land Use 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.
Per ORD-175550, Q Conditions have been incorporated into the provisions 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
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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