Brick+Work

Van Nuys Mixed Zone Corner Lot, 120 Unit Potential with Density Bonus

Van Nuys

Van Nuys Mixed Zone Corner Lot, 120 Unit Potential with Density Bonus

APN: 2222-027-017

$

$
R1-1VL, R3-1VL & C2-1VL
Zone/District
120
Max Unit
76,119 sq. ft.
Lot Size
No
TOC
1
Lots
Existing Conditions
Floor Area 25,204 sq. ft.
Units 1
Year Constructed 1971
Assessed Improvement Value $2,698,982
Assessed Land Value $1,837,604
Development Potential (By-Right)
Maximum FAR 3:1 (R1 & R3), 1.5:1 (C2)
Maximum Height
Feet

33 ft. (R1) 45 ft. (R3 & C2)

Per R1 portion of lot: max height is 28 ft. if the roof is sloped less than 25%

Stories

3 (R3 & C2)

R1 portion of lot not measured in stories but ft. only.

Minimum Setbacks
Front

0 ft.

Along Sepulveda Blvd.; No front setback per C2 portion of lot.

Side

5 ft.

Per R1 & R3: add 1 foot of side setback for each story over 2, not to exceed 16 ft. Per C2 portion of lot: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; no side setback required for commercial only uses; no side setbacks required for mixed use project abutting street or alley

Back

15 ft.

Max Buildable Area, Footprint 69,090 sq. ft.
Max Buildable Area, Envelope 171,075 sq. ft.
Max Dwelling Units 86
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;
Short Term 1 space per 10 units for units 0-25; 1 spaces per 15 unit for units 26-100;
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 4.05:1 (R1 & R3), 2.025:1 (C2)
Maximum Height
Feet

44 ft. (R1) 56 ft. (R3 & C2)

No additional height shall be permitted for portions of buildings that are within 15 ft. of a lot in the R2 zone, 50 ft. of a lot in the R1 or more restrictive zone, or abutting/across an alley from a lot in the R1 or more restrictive zone (exempt from last requirement if site is within 1,500 ft. of a Transit Stop; building shall be set back one horizontal foot for each additional foot of building height. 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

4 (R3 & C2)

Minimum Setbacks
Front

0 ft.

No front setback per C2 portion of lot.

Side

5 ft.

Per R1 & R3: add 1 foot of side setback for each story over 2, not to exceed 16 ft. Per C2 portion of lot: add 1 foot of side setback for each story over 2, not to exceed 16 ft.; no side setback required for commercial only uses; no side setbacks required for mixed use project abutting street or alley

Back

12 ft.

Max Buildable Area, Footprint 148,832 sq. ft.
Max Buildable Area, Envelope 234,110 sq. ft.
Max Dwelling Units 120
Affordable Units Required at least 11% for Very Low Income, 20% for Low Income, or 30% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 2 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
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;
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;
Transitional Height Limitations No additional height shall be permitted for that portion of a building in a Housing Development Project that is located within 50 feet of a lot classified in an R1 or more restrictive or Project located on a lot sharing a common lot line with or across an alley from a lot classified in an R1 or more restrictive zone.
Required Open Space Up to 20% decrease in required open space
Other Development Notes
Jurisdictional
Legal Description Lot A, P M 2048
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
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%)
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Equity After Completion
Equity Multiple
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