Brick+Work

Valley Village Combined C2 Lots, 77 Unit Potential with Tier 3 TOC

Los Angeles

Valley Village Combined C2 Lots, 77 Unit Potential with Tier 3 TOC

APN: 2355005037 & 8

$

$
[Q[C2-1VL
Zone/District
77
Max Unit
16,714 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 3,403 sq. ft. (combined)
Units 4 (combined)
Year Constructed 1940
Assessed Improvement Value $371,422 (combined)
Assessed Land Value $1,202,464‬ (combined)
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

Per Specific Plan: No multiple-family building shall exceed 36 feet in height. No one-family building shall exceed 30 feet in height.

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

10 ft.

Side

5 ft.

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

10 ft.

20 ft. from midpoint of rear alley per Specific Plan

Max Buildable Area, Footprint 12,793 sq. ft.
Max Buildable Area, Envelope 18,060 sq. ft.
Max Dwelling Units 44
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 3.75:1
Maximum Height
Feet

67 ft.

58 ft. for multi-family use only

Stories

5

Minimum Setbacks
Front

5 ft.

Side

5 ft.

5 ft side setback required if residential uses on ground floor

Back

5 ft.

15 ft. from midpoint of rear alley; 15 ft. rear setback required if abutting RD or more restrictive zone

Max Buildable Area, Footprint 14,298 sq. ft.
Max Buildable Area, Envelope 45,150 sq. ft.
Max Dwelling Units 77
Affordable Units Required at least 11% for Extremely Low Income, or 15% for Very Low Income, or 25% for Low Income
Parking Required No required parking
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 Within the first 25 feet of the property line abutting or across the street or alley from the RW1 or more restrictive zone the building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 25 feet above grade at the property line of the adjoining lot.
Required Open Space Up to 25% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lots 181 & 182, TR 7378
Land Use Neighborhood Office Commercial
Area Planning Commission South Valley
Community Plan Area North Hollywood-Valley Village
Neighborhood Council Valley Village
Council District 2
Councilmember Paul Krekorian
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.
Property is subject to the requirements of the Valley Village Specific Plan, which could limit the development potential of the site.
Per ORD-165108-SA5520, the uses of the lot are limited to the existing uses upon the effective date of the ordinance (Sep 24th 1989) and thereafter to those uses provided in the C1.5-1VL zone.
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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
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