Brick+Work

Valley Glen Combined Lots, 40 Unit Potential with Density Bonus

Los Angeles

Valley Glen Combined Lots, 40 Unit Potential with Density Bonus

APN: 2246002027 & 2246001013

$

$
[Q]C1.5-1VL, [Q]R3-1, [Q]RD1.5-1
Zone/District
40
Max Unit
22,002 sq. ft.
Lot Size
N/A
TOC
2
Lots
Existing Conditions
Floor Area 16,349 sq. ft. (combined)
Units 0
Year Constructed 1952/1962
Assessed Improvement Value $170,907 (combined)
Assessed Land Value $415,478 (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1 for C1.5 zone, 3:1 for RD1.5 & R3 zone
Maximum Height
Feet

45 ft. in C1.5 zone, 35 ft. in R3 zone, 30 ft. in RD1.5 zone

Stories

3 in C1.5 zone, None in R3 & RD1.5 zone

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

Minimum Setbacks
Front

10 ft. in C1.5 zone, 15 ft. in R3 zone

12 ft. building line in R3 zone per ORD-125934

Side

5 ft.

R3 & RD1.5 zones: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; C1.5 zone: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for corner lots, adjacent to A or R zone, or for residential uses (except for portions of residential in mixed use project as long as commercial uses or access to residential on ground floor and abuts a street, private street, or alley)

Back

15 ft.

Max Buildable Area, Footprint 16,837 sq. ft.
Max Buildable Area, Envelope 43,602 sq. ft.
Max Dwelling Units 25
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 2.025:1 for C1.5 zone, 4.05:1 for RD1.5 & R3 zone
Maximum Height
Feet

56 ft. in C1.5 zone, 46 ft. in R3 zone, 41 ft. in RD1.5 zone

Stories

4 in C1.5 zone, None in R3 & RD1.5 zone

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

Minimum Setbacks
Front

10 ft. in C1.5 zone, 15 ft. in R3 zone

12 ft. building line in R3 zone per ORD-125934

Side

5 ft.

R3 & RD1.5 zones: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; C1.5 zone: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for corner lots, adjacent to A or R zone, or for residential uses (except for portions of residential in mixed use project as long as commercial uses or access to residential on ground floor and abuts a street, private street, or alley)

Back

12 ft.

Max Buildable Area, Footprint 17,203 sq. ft.
Max Buildable Area, Envelope 58,863 sq. ft.
Max Dwelling Units 40
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; 1.5 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; 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 Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description PT Lot 59, TR 1000
Land Use Medium Residential, Low Medium II Residential, Neighborhood Office Commercial
Area Planning Commission South Valley
Community Plan Area Van Nuys-North Sherman Oaks
Neighborhood Council Greater Valley Glen
Council District 2
Councilmember Paul Krekorian
Red Flags
Per ORD-174075, projects on this site are subject to alternative signage, fencing, and use standards (C1.5 zone). Per ORD-167939-AREA9-SA2150, residential density is limited to one dwelling unit per 1200 sq. ft. of lot area and the height of any residential building is limited to 35 ft. (R3 zone). Per ORD-167939-AREA9-SA2160, the height of any residential building is limited to 30 ft. in height (RD1.5 zone).
BRICK+WORK Analyzer
Calculator
Please Enter Land Cost.
Please Enter Average Rents in Area.
Ask Administrator to enter the required values for the calculation of Financial Analyser.
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

Property Report Disclaimer

All data are obtained from government sources. No attempt has been made to verify the data’s accuracy.

This report is for informational purposes only. Do not rely on this report to support real estate or investment decisions. The only authoritative source for the information in this report is the government agencies from which the data was obtained.

By publishing this property, you represent and warrant that you have obtained the authorization from the property owner to market this property AND to take actions on behalf of the property owner.