Brick+Work

Sherman Oaks C2 Assemblage, 89 Units with Tier 3 TOC

Sherman Oaks

Sherman Oaks C2 Assemblage, 89 Units with Tier 3 TOC

APN: 2265-005-002, 2265-005-003

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89
Max Unit
19,117 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 12,628 sq. ft. (combined)
Units 0 (combined)
Year Constructed 1950/1967
Assessed Improvement Value $1,186,187 (combined)
Assessed Land Value $1,570,785 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1 for Mixed Use; 1.25:1 for Commercial Only
Maximum Height
Feet

30 ft.

Stories

None

Minimum Setbacks
Front

1.5 ft.

No Project shall be built within 18 inches of the front lot line. This 18 inch setback shall be landscaped to the satisfaction of the Director of Planning.

Side

5 ft.

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

5 ft.

15 ft. from midpoint of rear alley; setbacks required only for residential stories; add 1 foot of back setback for each story over 3, not to exceed 20 ft.; no rear setback required for commercial only uses; no rear setbacks required for mixed use project abutting street or alley

Max Buildable Area, Footprint 17,500 sq. ft.
Max Buildable Area, Envelope 28,676 sq. ft. (23,896 sq. ft. for commercial only)
Max Dwelling Units 51
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
Development Potential (with TOC or DB)
Maximum FAR 2.175:1
Maximum Height
Feet

52 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

None

Minimum Setbacks
Front

1.5 ft.

Side

5 ft.

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.

5 ft. from midpoint of rear alley for residential only; no setbacks required for mixed use project abutting street or alley or commercial only uses

Max Buildable Area, Footprint 18,200 sq. ft.
Max Buildable Area, Envelope 41,597 sq. ft.
Max Dwelling Units 89
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 .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 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 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 5-9, Block A, TR 6852
Land Use Community Commercial
Area Planning Commission South Valley
Community Plan Area Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass
Neighborhood Council Sherman Oaks
Council District 4
Councilmember Nithya Raman
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.
Property is subject to the requirements of the Ventura/Cahuenga Boulevard Corridor Specific Plan, which could limit the development potential of the 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%)
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