Brick+Work

South Valley C1 Property, 21 Potential Units with Density Bonus

VALLEY VILLAGE

South Valley C1 Property, 21 Potential Units with Density Bonus

APN: 2357-032-003

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P-1VL-RIO, C1-1VL-RIO
Zone/District
21
Max Unit
23,220 sq. ft.
Lot Size
No
TOC
1
Lots
Existing Conditions
Floor Area 14,768 sq. ft.
Units 0
Year Constructed 1964
Assessed Improvement Value $757,040
Assessed Land Value $1,228,707
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Stories

3

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories.

Minimum Setbacks
Front

N/A

P zoned portion of site does not permit residential uses

Side

0 ft. for commercial uses; 3 ft. for residential uses

for residential uses, add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

0 ft. for commercial uses; 15 ft. for residential uses

for residential uses, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 11,286 sq. ft.
Max Buildable Area, Envelope 16,929 sq. ft.
Max Dwelling Units 14
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 Density calculation based on C zoned section only. P zone does not permit by-right residential uses. Residential units can be developed in the P zone through a small lot subdivision. The resulting zone would take on the adjacent CR zone restrictions.
Development Potential (with TOC or DB)
Maximum FAR 2.025:1
Maximum Height
Feet

56 ft.

No additional height shall be permitted for portions of buildings that are within 15 ft. of a lot in the R2 zone, 50 ft. of a lot in the R1 or more restrictive zone, or abutting/across an alley from a lot in the R1 or more restrictive zone (exempt from last requirement if site is within 1,500 ft. of a Transit Stop; building shall be set back one horizontal foot for each additional foot of building height

Stories

4

Buildings used entirely for residential uses (and ground floor commercial in RAS zones) are only limited in height, not stories

Minimum Setbacks
Front

N/A

P zoned portion of site does not permit residential uses

Side

0 ft. for commercial uses; 3 ft. for residential uses

for residential uses, add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

0 ft. for commercial uses; 12 ft. for residential uses

for residential uses, add 1 foot of back setback for each story over 3, not to exceed 20 ft.

Max Buildable Area, Footprint 11,286 sq. ft.
Max Buildable Area, Envelope 22,854 sq. ft.
Max Dwelling Units 21
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 40% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedroom; 2 spaces per unit with 2-3 bedrooms; 2.5 per unit with 4 bedrooms or more
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 Density calculation based on C zoned section only. P zone does not permit by-right residential uses. Residential units can be developed in the P zone through a small lot subdivision. The resulting zone would take on the adjacent CR zone restrictions.
Jurisdictional
Legal Description LOT PT 5 (Arb 11), TR 2590
Land Use General Commercial
Area Planning Commission South Valley
Community Plan Area Van Nuys-North Sherman Oaks
Neighborhood Council N/A
Council District 4
Councilmember Nithya Raman
Red Flags
Property is subject to the River Improvement Overlay zone, which could limit the design of a project on 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%)
NOI
Valuation
Equity After Completion
Equity Multiple
IRR

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