Brick+Work

Valley Glen R3 Corner Lot, 14 Potential Units with Tier 4 TOC

Los Angeles

Valley Glen R3 Corner Lot, 14 Potential Units with Tier 4 TOC

APN: 2330-014-020

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[Q]R3-1
Zone/District
14
Max Unit
8,971 sq. ft.
Lot Size
Tier 3
TOC
1
Lots
Existing Conditions
Floor Area 1,685 sq. ft.
Units 1
Year Constructed 1917
Assessed Improvement Value $140,148
Assessed Land Value $775,098
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

35 ft.

Per Q Condition, the height of any residential building shall be limited to 35. feet in height except for roof structure.

Stories

None

Minimum Setbacks
Front

20 ft.

20 ft. building line per ORD-86540

Side

5 ft.

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

Back

15 ft.

Max Buildable Area, Footprint 5,100 sq. ft.
Max Buildable Area, Envelope 15,300 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 Density limited to 1 unit per 1200 sq. ft. of lot area per Q Condition
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

57 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

20 ft.

20 ft. building line per ORD-86540

Side

5 ft./3.5 ft.

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

Back

10.5 ft.

Max Buildable Area, Footprint 5,579 sq. ft.
Max Buildable Area, Envelope 22,950 sq. ft.
Max Dwelling Units 14
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 None required
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description PT Lot 43, TR 1000
Land Use Medium Residential
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-167939-AREA7-SA134B, density shall be limited to one dwelling unit per 1,200 square feet of lot area and the height of any residential building shall be limited to 35 feet in height except for roof structure.
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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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