Brick+Work

Van Nuys C2 Property, 187 Potential Units with TOC Tier 3

Los Angeles

Van Nuys C2 Property, 187 Potential Units with TOC Tier 3

APN: 2242-010-016, 2242-010-021

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C2-1VL-RIO, P-1VL-RIO
Zone/District
187
Max Unit
75,770 sq. ft.
Lot Size
Tier 3
TOC
2
Lots
Existing Conditions
Floor Area 40,546 sq. ft. (combined)
Units 0
Year Constructed 1953-1983
Assessed Improvement Value $512,131
Assessed Land Value $605,217
Development Potential (By-Right)
Maximum FAR 1.5:1
Maximum Height
Feet

45 ft.

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

0 ft.

Side

5 ft. for ground floor residential uses; 0 ft. for ground floor commercial uses

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

Back

N/A

P zoned portion of site does not permit residential uses

Max Buildable Area, Footprint 43,825 sq. ft.
Max Buildable Area, Envelope 65,737 sq. ft.
Max Dwelling Units 109
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 Density calculation based on C zoned lots only. P zone does not permit by-right residential uses. Residential units can be developed in the P zone through a small lot subdivision. The resulting zone would take on the adjacent C2 zone restrictions.
Development Potential (with TOC or DB)
Maximum FAR 3.75:1
Maximum Height
Feet

67 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

5

Minimum Setbacks
Front

0 ft.

Side

5 ft. for ground floor residential uses; 0 ft. for ground floor commercial uses

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

Back

N/A

P zoned portion of site does not permit residential uses

Max Buildable Area, Footprint 43,825 sq. ft.
Max Buildable Area, Envelope 164,343 sq. ft.
Max Dwelling Units 187
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 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 in the RW1 Zone or more restrictive zone or Specific Plan subarea
Required Open Space Up to 25% decrease in required open space
Other Development Notes Density calculation based on C zoned lots only. P zone does not permit by-right residential uses. Residential units can be developed in the P zone through a small lot subdivision. The resulting zone would take on the adjacent C2 zone restrictions.
Jurisdictional
Legal Description Lot FR 2-3, TR 20452
Land Use General 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
Property is subject to the River Improvement Overlay zone, which could limit the design of a project on the site.
Project is within a State of California Opportunity Zone, which could allow for tax incentives for a redevelopment project on this site.
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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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