Brick+Work

Tujunga C2 & R3 Corner Lot, 17 Unit Potential with Density Bonus

Tujunga

Tujunga C2 & R3 Corner Lot, 17 Unit Potential with Density Bonus

APN: 2558034031 & 2558034020

$ 3M3000000

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$ 3000000
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R3-1 & C2-1VL
Zone/District
17
Max Unit
40,920 sq. ft.
Lot Size
No
TOC
2
Lots
Existing Conditions
Floor Area 2,512 sq. ft. (combined)
Units 0 (combined)
Year Constructed 1930, 1939 & 1949
Assessed Improvement Value $0 (combined)
Assessed Land Value $3,186,920 (combined)
Development Potential (By-Right)
Maximum FAR 3:1 (R3) 1.5:1 (C2)
Maximum Height
Feet

33 ft.

Per specific plan for commercial and residential.

Stories

None

Minimum Setbacks
Front

0 ft.

No front setback per C2 portion along Apperson.

Side

5 ft. & 0 ft.

Per R3: 5 ft. side setback, add 1 foot of side setback for each story over 2, not to exceed 16 ft. Per C2, no side setback for commercial only use.

Back

15 ft. & 0 ft.

Per R3: 15 ft. rear setback. Per C2: no rear setback for commercial only use.

Max Buildable Area, Footprint 39,630 sq. ft.
Max Buildable Area, Envelope 71,622 sq. ft.
Max Dwelling Units 11
Affordable Units Required None
Parking Required 2 spaces per dwelling unit Guest parking at the ratio of 1/2 space per dwelling unit
Required Bicycle Parking
Long Term 1 space per unit for units 0-25 Per Specific Plan: Bicycle parking shall be provided at a ratio of 1/2 bicycle parking space for each 10 required vehicle parking spaces.
Short Term 1 space per 10 units for units 0-25; Per Specific Plan: Bicycle parking shall be provided at a ratio of 1/2 bicycle parking space for each 10 required vehicle parking spaces.
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 Per Specific Plan: New residential construction in commercial zones is restricted to areas identified on the target areas map, except where prohibited by the underlying zone. Mixed residential and commercial use development shall only be located in target and major activity areas, except where prohibited by the underlying zone. This site is not within a target or major activity area. Residential Density calculated using portion of site that is zoned R3.
Development Potential (with TOC or DB)
Maximum FAR 4.05:1 (R3) 1.5:1 (C2)
Maximum Height
Feet

44 ft. (R3) 33 ft. (C2)

Density bonus height increase per R3 portion only.

Stories

None

Minimum Setbacks
Front

0 ft.

Side

5 ft.

Per R3: 5 ft. add 1 foot of side setback for each story over 2, not to exceed 16 ft. Per C2, no side setback for commercial only use.

Back

12 ft.

Per R3: 12 ft. rear setback. Per C2, no rear setback for commercial only use.

Max Buildable Area, Footprint 39,814 sq. ft.
Max Buildable Area, Envelope 80,895 sq. ft.
Max Dwelling Units 17
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 30% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 2 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
Required Bicycle Parking
Long Term 1 space per unit for units 0-25;
Short Term 1 space per 10 units for units 0-25;
Transitional Height Limitations None
Required Open Space Up to 20% decrease in required open space
Other Development Notes Density bonus only applied to R3 portion.
Jurisdictional
Legal Description Lots FR 110 & 181, TR 3980
Land Use General Commercial & Medium Residential
Area Planning Commission North Valley
Community Plan Area Sunland-Tujunga-Lakeview Terrace-Shadow Hills-La Tuna Canyon
Neighborhood Council Sunland-Tujunga
Council District 7
Councilmember Monica Rodriguez
Red Flags
Property is subject to the requirements of the Foothill Boulevard Corridor 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%)
NOI
Valuation
Equity After Completion
Equity Multiple
IRR

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