Brick+Work

Sherman Oaks R3 Corner Lot, 12 Potential Units with TOC Tier 1

sherman oaks

Sherman Oaks R3 Corner Lot, 12 Potential Units with TOC Tier 1

APN: 2271-017-039

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12
Max Unit
6,122 sq. ft.
Lot Size
Tier 1
TOC
1
Lots
Existing Conditions
Floor Area 2,400 sq. ft.
Units 6
Year Constructed 1953
Assessed Improvement Value $381,309
Assessed Land Value $900,000
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

45 ft.

Stories

None

Minimum Setbacks
Front

15 ft.

Per Ord No. 120414 along Matiljia Ave., site is subject to a 15 foot building line

Side

25 ft./5 ft.

Per Ord No. 109463, site is subject to a 25 foot building line along Moorpark St.; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

Max Buildable Area, Footprint 1,560 sq. ft.
Max Buildable Area, Envelope 4,680 sq. ft.
Max Dwelling Units 7
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
Development Potential (with TOC or DB)
Maximum FAR 4.2:1
Maximum Height
Feet

56 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

15 ft.

Per Ord No. 120414 along Matiljia Ave., site is subject to a 15 foot building line

Side

25 ft./5 ft.

Per Ord No. 109463, site is subject to a 25 foot building line along Moorpark St.; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

11.25 ft.

Max Buildable Area, Footprint 1,748 sq. ft.
Max Buildable Area, Envelope 7,341 sq. ft.
Max Dwelling Units 12
Affordable Units Required at least 8% for Extremely Low Income, or 11% for Very Low Income, or 20% 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 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot 60, TR 6630
Land Use Medium Residential
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.
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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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