Brick+Work

Valley Village R3 Assemblage, 24 Max Units with TOC

Valley Village

Valley Village R3 Assemblage, 24 Max Units with TOC

APN: 2347024009, 2347024010, 2347024011

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[Q]R3-1
Zone/District
24
Max Unit
14,704 sq. ft.
Lot Size
Tier 3
TOC
3
Lots
Existing Conditions
Floor Area 7,770 sq. ft. (combined)
Units 11 (combined)
Year Constructed Several
Assessed Improvement Value $791,153 (combined)
Assessed Land Value $927,905 (combined)
Development Potential (By-Right)
Maximum FAR 3:1
Maximum Height
Feet

36 ft.

Per Specific Plan

Stories

None

Minimum Setbacks
Front

15 ft.

Along Hermitage Ave.

Side

5 ft./15 ft.

15 ft. building line along Magnolia per ORD-101141; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

15 ft.

Max Buildable Area, Footprint 9,360 sq. ft.
Max Buildable Area, Envelope 28,080 sq. ft.
Max Dwelling Units 13
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
Development Potential (with TOC or DB)
Maximum FAR 4.5:1
Maximum Height
Feet

58 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

15 ft.

Side

3.5 ft./15 ft.

15 ft. building line along Magnolia per ORD-101141; add 1 foot of side setback for each story over 2, not to exceed 16 ft.

Back

10.5 ft.

Max Buildable Area, Footprint 9,928 sq. ft.
Max Buildable Area, Envelope 42,120 sq. ft.
Max Dwelling Units 24
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 Lots 36-38, TR 9237
Land Use Medium Residential
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-SA5030, Residential Density limited to 1,200 sq. ft. lot area per dwelling unit.
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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%)
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