Brick+Work

Van Nuys 3 Combined Lots

Van Nuys

Van Nuys 3 Combined Lots

APN: 2217-007-056

$ 5M

C2-1L, [Q]R3-1
Zone/District
292 (242 in C2 + 50 in R3)
Max Unit
86,609 sq. ft.
Lot Size
Tier 2
TOC
3
Lots
Existing Conditions
Floor Area 17,584 sq. ft. (combined)
Units 0
Year Constructed Several
Assessed Improvement Value $306,608
Assessed Land Value $664,595
Development Potential (By-Right)
Maximum FAR 1.5:1 in C2; 3:1 in R3
Maximum Height
Feet

75 ft. in C2; 30 ft. in R3

Stories

6 in C2; None in R3

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

Minimum Setbacks
Front

0 ft.

Side

5 ft.

add 1 ft. of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for residential uses at lowest story

Back

15 ft.

add 1 ft. of back setback for each story over 3, not to exceed 20 ft.; back setbacks only required for residential uses at lowest story

Max Buildable Area, Footprint 77,863 sq. ft. (56,938 in C2 + 20,925 in R3)
Max Buildable Area, Envelope 148,182 (85,407 in C2 + 62,775 in R3)
Max Dwelling Units 180 (150 in C2 + 30 in R3)
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 per dwelling unit or guest room
Short Term 1 per 10 dwelling unit or guest room
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 3.25:1 in C2; 4.35:1 in R3
Maximum Height
Feet

86 ft. in C2; 41 ft. in R3

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

7 in C2; None in R3

Minimum Setbacks
Front

0 ft.

Side

5 ft.

add 1 ft. of side setback for each story over 2, not to exceed 16 ft.; side setbacks only required for residential uses at lowest story

Back

5 ft.

add 1 ft. of back setback for each story over 3, not to exceed 20 ft.; back setbacks only required for residential uses at lowest story

Max Buildable Area, Footprint 78,268 sq. ft. (56,938 sq. ft. in C2 + 21,330 sq. ft. in R3)
Max Buildable Area, Envelope 277,834 sq. ft. (185,049 sq. ft. in C2 + 92,785 sq. ft. in R3)
Max Dwelling Units 292 (242 in C2 + 50 in R3)
Affordable Units Required at least 9% for Extremely Low Income residents, or 12% for Very Low Income residents, or 21% for Low Income Residents
Parking Required less than 1 space per unit
Required Bicycle Parking
Long Term 1 per dwelling unit or guest room
Short Term 1 per 10 dwelling units or guest rooms
Transitional Height Limitations When bordering specific plan, overlay zone, or RW1 or more restrictive zone, the building height shall be stepped back The building height limit shall be stepped-back at a 45 degree angle as measured from a horizontal plane originating 15 ft. above grade at the property line of the adjoining lot.
Required Open Space Up to 20% decrease in open space required by-right.
Other Development Notes
Jurisdictional
Legal Description Lots 7, FR 10, & 11, TR 3836
Land Use Community Commercial
Area Planning Commission South Valley
Community Plan Area Van Nuys-North Sherman Oaks
Neighborhood Council Van Nuys
Council District 6
Councilmember Nury Martinez
Red Flags
Per ORD-167939-SA5027B, the height of any residential building shall be limited to 30 ft. except for roof structures. (R3 zone only)
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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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