CONFIDENTIAL OFFERING MEMORANDUM€¦ · *Mark Pickell is an officer of the selling entity. ELLIS REALTY & MANAGEMENT / VICTORY 4 / 03 MARK PICKELL EMAIL / mpickell @ellisrm.com •

SMALL LOT SUBDIVISION

16 LOTS

TO BE SOLD NEAR PERMIT READY

NORTH HOLLYWOOD, CA

E M A I L / [email protected] • C E L L / 626.825.3336 • T E L / 626.449.3336

2 8 5 W. C A L I F O R N I A B LV D . # 2 PA S A D E N A , C A 9 1 1 0 5D R E : 0 1 2 2 2 3 1 8

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R E S I D E N T I A L D E V E L O P M E N T S I T E

V I C T O R Y

E L L I S R E A LT Y & M A N A G E M E N T M A R K P I C K E L L

D I S C L A I M E R & C O N F I D E N T I A L I T Y S TAT E M E N T

E L L I S R E A LT Y & M A N A G E M E N T (“Broker”) has been retained as exclusive advisor and broker by Argos Development Inc.

(“Seller”) to manage the marketing and disposition of an entitled small lot subdivision in North Hollywood, California (“Property”).

This Offering Memorandum has been prepared by Brokers for use by a limited number of parties and does not purport to provide a necessarily accurate sum-mary of the Properties or any of the documents related thereto, nor does it purport to be all-inclusive or to contain all of the information which prospec-tive purchasers may need or desire. No representation is made by Brokers or Seller as to the accuracy or completeness of the information contained herein, and nothing contained herein is, or shall be relied upon as being, a promise or representation as to the future performance of the Properties. Although the in-formation contained herein is believed to be correct, Brokers, Seller, its agents, officers and employees, disclaim any responsibility for inaccuracies and expect prospective purchasers to exercise independent due diligence in verifying all such information. Furthermore, Brokers, Seller, its agents, officers and employ-ees, disclaim any and all liability for representations and warranties, expressed or implied, contained in, or for omissions from, the Offering Memorandum or any other written or oral communication transmitted or made available to the recipient. The Offering Memorandum does not constitute a representation that there has been no change in the business or affairs of the Properties or Seller since the date of preparation of the Offering Memorandum. Analysis and veri-fication of the information contained in the Offering Memorandum is solely the responsibility of the prospective purchaser.

Additional information and an opportunity to inspect the Property will be made available upon request to interested and qualified prospective purchasers.

Seller expressly reserves the right, at its sole discretion, to reject any and all expressions of interest or offers regarding the Properties and/or to terminate discussions with any entity at any time with or without notice. Seller shall have no legal commitment or obligations to any entity reviewing the Offering Memorandum or making an offer to purchase the Properties unless and until such offer is approved by Seller, a written agreement for the purchase of the Properties has been fully executed, delivered and approved by Seller and its legal counsel, and any conditions to Seller's obligations thereunder have been satisfied or waived.

The Offering Memorandum and its contents, except such information which is a matter of public record or is provided in resources available to the public, are of a confidential nature. By accepting the Offering Memoran-dum, you agree that you will hold and treat it in the strictest confidence, that you will not disclose the Offering Memorandum or any of the contents to any other entity (except to outside advisors retained by you if necessary for your determination of whether or not to make a proposal and from whom you have obtained an agreement of confidentiality) without the prior written authorization of Seller or Brokers, and that you will not use the Offering Memorandum or any of the contents in any fashion or manner detrimental to the interest of Seller or Brokers.

E L L I S R E A LT Y & M A N A G E M E N T / V I C T O R Y 4 / 02

E X E C U T I V E S U M M A R Y

E L L I S R E A LT Y & M A N A G E M E N T is pleased to offer this rare opportunity for a homebuilder to

acquire 16 near permit-ready lots in North Hollywood. The subject opportunity will offer a homebuilder the

increasingly rare opportunity to attain a significant volume of close-horizon home deliveries within one of

the most supply-constrained infill submarkets of Los Angeles City.

The land developer, Argos Development Inc., has assembled three existing improved lots to create the opportunity. Entitled under the guidelines of the Los Angeles Small Lot Subdivision ordinance, the design is a modernly-appointed and highly marketable product type.

The site will be delivered with an approved tentative tract map, a set of construction drawings and building permits that are near “ready to issue” -- needing only payment of B-permit fees and bonds (Offsite improvement plans will be delivered ready for submission).

Specific transaction guidelines are contained herein. Offers and correspondence regarding this opportunity are to be directed to E L L I S R E A LT Y & M A N A G E M E N T * exclusive broker:

* Mark Pickell is an officer of the selling entity. E L L I S R E A LT Y & M A N A G E M E N T / V I C T O R Y 4 / 03

E M A I L / [email protected] • C E L L / 626.825.3336 • T E L / 626.449.3336 • D R E : 0 1 2 2 2 3 1 8M A R K P I C K E L L

B A S E L I N E I N F O R M AT I O N P R O J E C T D E TA I L S

ADDRESS LOTS

PRICE

UNIT CONFIGURATION

GUEST PARKING PROVIDED

TOTAL SALEABLE SQ FT

UNIT FEATURES

APNs

LAND AREA

MUNICIPALITY

GENERAL PLAN

ZONING

COMMUNITY PLAN AREA

AREA PLANNING COMMISSION

NEIGHBORHOOD COUNCIL

COUNCIL DISTRICT

SCHOOL DISTRICT

TENANCIES

11212-11222 VICTORY BLVD. NORTH HOLLYWOOD, CA 91606

16 LOTS

$ 3,840,000$ 240,000 PER LOT

PLAN A - 8 UNITS3 STORIES3 BR + 3.5 BA1,804 SF HABITABLE248 SF ROOF DECK & BALCONIES2-CAR GARAGE

PLAN B - 8 UNITS3 STORIES3 BR + 3.5 BA1,808 SF HABITABLE188 SF ROOF DECK & BALCONIES2-CAR GARAGE

3 SPACES

28,896 SF

MODERN DESIGNOPEN FLOOR PLANSHIGH VOLUME CEILINGSMEZZANINE LEVELROOF DECKBALCONIESGROUND FLOOR EN SUITE BEDROOM

2336-018-001 SFR2336-018-002 SFR2336-018-003 SFR

19,348 SF

CITY OF LOS ANGELES

MEDIUM RESIDENTIAL

[Q] R3-1

NORTH HOLLYWOOD

SOUTH VALLEY

MID-TOWN NORTH HOLLYWOOD

CD 2 - PAUL KREKORIAN

LOS ANGELES UNIFIED

TO BE DELIVERED VACANT AT COE

V I C T O R Y


VESTING TENTATIVE TRACT MAP (VTTM) STATUS

BOE OFFSITES BOND ESTIMATE (BUYER RESPONSIBILITY)

OTHER FEES ESTIMATE (BUYER RESPOSIBILITY)

DEMOLITION PERMIT STATUS

LADBS TRACT MAP CLEARANCES

LETTER OF DETERMINATION (LOD) STATUS

VTTM APPEAL PERIOD STATUS

CEQA DOCUMENT

ARCHITECTURE & ENGINEERING PLAN CHECK STATUS

GRADING & LID PLAN CHECK STATUS

GRADING PERMIT STATUS

LANDSCAPE PLAN

OFFSITE IMPROVEMENT PLAN (LIMITED SCOPE TO POST BOND & FOR BOE CLEARANCES)

VTT 74642-SLAPPROVED

BOND AMOUNT $126,000 PLAN CHECK DEPOSIT $ 14,155 INSPECTION DEPOSIT $18,920

SEWER FACILITY FEE $11,984 HIGHWAY DEDICATION FEE ~$4,000 QUIMBY FEE $163,891

ISSUED - PERMIT NUMBERS:18019-10000-0452518019-10000-0452718019-10000-04529

ADDRESS APPROVAL: CLEAREDENG PROCESS FEE: CLEAREDROOF/SITE DRAINAGE: CLEARED“Q” CONDITIONS: CLEAREDGREEN BUILDING APPROVAL: CLEAREDHYDRANTS & ACCESS: CLEAREDLOW IMPACT DEV: CLEAREDHIGHWAY DEDICATION: BUYER TO DOEARLY CONST START: BUYER TO DOBOE PERMIT: BUYER TO DOSEWER AVAILABILITY: BUYER TO DOMISC APP SUBDIVISION: BUYER TO DOBLDG OVER 3 ST / 36 FT: BUYER TO DO

ISSUED 7/25/2017

STARTED 7/25/2017EXPIRED 8/4/2017

CATEGORICALLY EXEMPT ENV-2017-803-CE

PLAN CHECK APPROVED PCIS # B18VN07314

PLAN CHECK APPROVED PCIS # 2018VN81152

ISSUED - PERMIT NUMBER: 18030-20000-06249

APPROVED

COMPLETED

V I C T O R Y

E N T I T L E M E N T M I L E S T O N E S


FOR ADDITIONAL INFORMATION PLEASE CONTACT:

E M A I L / [email protected] • C E L L / 626.825.3336 • T E L / 626.449.3336

M A R K P I C K E L L

A E R I A L V I E W / S I T E L O C AT I O N

D U E NO R T H s

V4

POINTS OF INTEREST / ATTRACTIONS

1 2 3 4

5

6

W A LT D I S N E Y S T U D I O S U N I V E R S A L S T U D I O S

W A R N E R B R O T H E R S S T U D I O S M E T R O R A I L S TAT I O N

B U R B A N K M E D I A D I S T R I C T N O H O A R T S D I S T R I C T

1 4

3 8

2 5


V I C T O R Y 4 / E X T E R I O R R E N D E R I N G

DETAILS

• Sixteen 3-story Modern Homes• 8 Homes are 3 BR/3.5 BA and 1,804 sf habitable• 8 Homes are 3 BR/3.5 BA and 1,808 sf habitable• Ample Outdoor Living on Roof Decks and Balconies• Open Living Areas with Double-Height Ceiling• 28,896 sf Total Habitable Area


DETAILS

• Sixteen lots on a 19,348 sf site• Access from side street and alley• Existing housing stock (91606) selling at $506 psf• Proximity to major employers• Quick access to Metro light rail, freeways and Burbank Airport• Walk Score is 72

V I C T O R Y 4 / A E R I A L P H O T O

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TYPE ABUILDING SECTIONS

A3.1

Client :

Drawn By : DSProj. No. : 15-04.001.01

Reviewed By : DLHDate :Scale : 1/4" = 1'-0"

Sheet No. :

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Sheet No. :

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F I R S T S E C T I O N

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A3.2

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Sheet No. :

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8'-4

1/2

"8'

-4 1

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8'-4

1/2

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40'-0

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Sheet No. :

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DATE REVISIONS

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SECOND FLOOR PLAN 2SCALE: 1/4" = 1'

MASTERBEDROOM12'-0"x14'-8"

BEDROOM 212'-11"x10'-1"

W/D

BATH 2

MASTER BATH

BEDROOM 111'-6"x10'-4"

GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH 1

ROOF DECK8'-9.5"x16'-8"

MEZZANINE8'-0"x16'-8"

OPEN TOBELOW

BALCONY

LIVING ROOM17'-0"x16'-9"

DINING10'-6"x9'-4"

KITCHEN

POWDER

FIRST FLOOR PLAN 1SCALE: 1/4" = 1'

MEZZANINE/ROOF DECK PLAN PLAN 4SCALE: 1/4" = 1'THIRD FLOOR PLAN 3SCALE: 1/4" = 1'

11'-4

"6'

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18'-3 1/4" 12'-0"6'-0"

11'-4

"6'

-4 1

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17'-8

1/2

"

16'-9"

36'-0 1/2"

42'-0 1/2"

11'-4

"6'

-4 1

/2"

18'-3 1/4"6'-0" 6'-3"18'-0" 8'-0" 8'-9 1/2"

MEZZ./ROOF DECK PLAN PLAN 5SCALE: 1/4" = 1'

CLASS A TORCH DOWN ROOF ELASTOMERIC DECK COATING

2-2A3.1

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36'-0 1/2"

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36'-0 1/2"

27'-3"24'-4"

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PANTRY

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2'-6" 4'-6"

7'-11 1/2" 23'-1"

17'-3 1/2" 21'-9"

11'-7 1/4" 18'-5 1/4"

13'-8" 22'-4 1/2"

1'-7" 28'-5 1/2"

19'-8" 10'-4 1/2"TYPE A

UNIT PLANS

A2.1

Client :



Sheet No. :

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BEDROOM 212'-11"x10'-1"

W/D

BATH 2

MASTER BATH

BEDROOM 111'-6"x10'-4"

GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH 1

ROOF DECK8'-9.5"x16'-8"


OPEN TOBELOW

BALCONY


DINING10'-6"x9'-4"

KITCHEN

POWDER



11'-4

"6'

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18'-3 1/4" 12'-0"6'-0"

11'-4

"6'

-4 1

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17'-8

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36'-0 1/2"

42'-0 1/2"

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18'-3 1/4"6'-0" 6'-3"18'-0" 8'-0" 8'-9 1/2"



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27'-3"24'-4"

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PANTRY

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10'-9" 5'-0" 18'-1 1/2"

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3'-1" 2'-8"

14'-8

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17'-8

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12'-11 3/4" 5'-0" 7'-4 1/2"

2'-6" 4'-6"

7'-11 1/2" 23'-1"

17'-3 1/2" 21'-9"

11'-7 1/4" 18'-5 1/4"

13'-8" 22'-4 1/2"

1'-7" 28'-5 1/2"

19'-8" 10'-4 1/2"TYPE A

UNIT PLANS

A2.1

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BEDROOM 212'-11"x10'-1"

W/D

BATH 2

MASTER BATH

BEDROOM 111'-6"x10'-4"

GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH 1

ROOF DECK8'-9.5"x16'-8"


OPEN TOBELOW

BALCONY


DINING10'-6"x9'-4"

KITCHEN

POWDER



11'-4

"6'

-4 1

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18'-3 1/4" 12'-0"6'-0"

11'-4

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17'-8

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36'-0 1/2"

42'-0 1/2"

11'-4

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18'-3 1/4"6'-0" 6'-3"18'-0" 8'-0" 8'-9 1/2"



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42'-0 1/2"

36'-0 1/2"

27'-3"24'-4"

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PANTRY

10'-1 3/4"

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10'-9" 5'-0" 18'-1 1/2"

7'-0

"2'

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6'-0

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5'-0

"

5'-0"

3'-1" 2'-8"

14'-8

1/2

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17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

12'-11 3/4" 5'-0" 7'-4 1/2"

2'-6" 4'-6"

7'-11 1/2" 23'-1"

17'-3 1/2" 21'-9"

11'-7 1/4" 18'-5 1/4"

13'-8" 22'-4 1/2"

1'-7" 28'-5 1/2"

19'-8" 10'-4 1/2"TYPE A

UNIT PLANS

A2.1

Client :



Sheet No. :

Drawing Title :

DATE REVISIONS

Project :

M E Z Z / R O O F D E C K T H I R D F L O O RSE

T A




BEDROOM12'-2"x10'-1"

W/D

BATH BEDROOM10'-10"x10'-1"

GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH

ROOF DECK7'-5"x16'-5"


OPEN TOBELOW

BALCONY


DINING10'-6"x 12'-1"

KITCHEN

PANTRY


MEZZANINE/ROOF DECK PLAN 4SCALE: 1/4" = 1'THIRD FLOOR PLAN 3SCALE: 1/4" = 1'

11'-4

"6'

-4 1

/2"

17'-7 3/4" 12'-0"6'-0" 10'-2 1/2" 18'-4"

35'-4"

6'-0"

11'-4

"6'

-4 1

/2"

18'-3 1/4" 6'-3"18'-0" 8'-0" 8'-1"

11'-4

"6'

-4 1

/2"

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

ROOF PLAN 5SCALE: 1/4" = 1'

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

36'-4"

35'-4"

5'-0"

41'-4"

41'-4"

41'-4"

6'-0"

35'-4"

27'-3"23'-7 1/2"

35'-4"

A7

5

8

3

6

1C

B

G

H

9

12

14

10

11

15

17

D

I

2

E

4F

POWDER

9'-5 1/4"

4'-0

"

10'-10" 5'-0"12'-2 1/2" 5'-0" 7'-4 1/2"

5'-0

"

5'-0"

3'-1" 2'-8"

17'-8

1/2

"

14'-8

1/2

"

MASTER BATH

2'-6" 4'-6"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

7'-11 1/2" 22'-4 1/2"

20'-11 1/4"17'-4 3/4"

11'-7 1/4" 17'-8 3/4"

21'-8"13'-8"

1'-7" 27'-9"

15'-8"19'-8"TYPE B

UNIT PLANS

A2.2

Client :



Sheet No. :

Drawing Title :

DATE REVISIONS

Project :




W/D


GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH



OPEN TOBELOW

BALCONY


DINING10'-6"x 12'-1"

KITCHEN

PANTRY



11'-4

"6'

-4 1

/2"

17'-7 3/4" 12'-0"6'-0" 10'-2 1/2" 18'-4"

35'-4"

6'-0"

11'-4

"6'

-4 1

/2"

18'-3 1/4" 6'-3"18'-0" 8'-0" 8'-1"

11'-4

"6'

-4 1

/2"

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2


2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

36'-4"

35'-4"

5'-0"

41'-4"

41'-4"

41'-4"

6'-0"

35'-4"

27'-3"23'-7 1/2"

35'-4"

A7

5

8

3

6

1C

B

G

H

9

12

14

10

11

15

17

D

I

2

E

4F

POWDER

9'-5 1/4"

4'-0

"

10'-10" 5'-0"12'-2 1/2" 5'-0" 7'-4 1/2"

5'-0

"

5'-0"

3'-1" 2'-8"

17'-8

1/2

"

14'-8

1/2

"

MASTER BATH

2'-6" 4'-6"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

7'-11 1/2" 22'-4 1/2"

20'-11 1/4"17'-4 3/4"

11'-7 1/4" 17'-8 3/4"

21'-8"13'-8"

1'-7" 27'-9"

15'-8"19'-8"TYPE B

UNIT PLANS

A2.2

Client :



Sheet No. :

Drawing Title :

DATE REVISIONS

Project :

VIC

TO

RY

4 /

FL

OO

R P

LA

NS




W/D


GARAGE18'-4"x16'-8"

ENTRY

MECHANICAL

BATH



OPEN TOBELOW

BALCONY


DINING10'-6"x 12'-1"

KITCHEN

PANTRY



11'-4

"6'

-4 1

/2"

17'-7 3/4" 12'-0"6'-0" 10'-2 1/2" 18'-4"

35'-4"

6'-0"

11'-4

"6'

-4 1

/2"

18'-3 1/4" 6'-3"18'-0" 8'-0" 8'-1"11

'-4"

6'-4

1/2

"

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2


2-2A3.2

1-1A3.2

4-4A3.2

3-3A3.2

4-4A3.2

2-2A3.2

1-1A3.2

3-3A3.2

36'-4"

35'-4"

5'-0"

41'-4"

41'-4"

41'-4"

6'-0"

35'-4"

27'-3"23'-7 1/2"

35'-4"

A7

5

8

3

6

1C

B

G

H

9

12

14

10

11

15

17

D

I

2

E

4F

POWDER

9'-5 1/4"

4'-0

"

10'-10" 5'-0"12'-2 1/2" 5'-0" 7'-4 1/2"

5'-0

"

5'-0"

3'-1" 2'-8"

17'-8

1/2

"

14'-8

1/2

"

MASTER BATH

2'-6" 4'-6"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

17'-8

1/2

"

7'-11 1/2" 22'-4 1/2"

20'-11 1/4"17'-4 3/4"

11'-7 1/4" 17'-8 3/4"

21'-8"13'-8"

1'-7" 27'-9"

15'-8"19'-8"TYPE B

UNIT PLANS

A2.2

Client :



Sheet No. :

Drawing Title :

DATE REVISIONS

Project :

F I R S T F L O O R S E C O N D F L O O R

M E Z Z / R O O F D E C K T H I R D F L O O RSE

T B


VIC

TO

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4 /

FL

OO

R E

LE

VA

TIO

NS

F I R S T F L O O R

T H I R D F L O O R

S E C O N D F L O O R

M E Z Z / R O O F D E C K

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V I C T O R YE X P L O R E T H E L I F E - S T Y L E & N E I G H B O R H O O D O F

North Hollywood is blossoming with more than 20 theatres, 6 art galleries, public art exhibits, professional dance studios, the largest concentration of music recording venues, annual festivals, quality dining options and a myriad of trendy clothing and specialty shops.

Today the NoHo Arts District and North Hollywood are being transformed into a regional center, in large part as a result of the construction of Metro Stations for the Red Line and the Orange Line, two lines that have turned the neighbor-hood into a regional hub for the San Fernando Valley. Medium- and high-density developments are being built around the Metro Station, making the Arts Dis-trict a center of citywide development, with the intent of creating a walkable urban village.

North Hollywood’s landscape (and the Arts District as a result) has been trans-formed in recent years with condominium towers including Noho-14, a 14-story luxury high-rise on Lankershim Boulevard. Currently the NoHo Arts District is implementing several public beautification efforts to help the area maintain its appeal to businesses while offering a fresh look and feel.

N O H O A R T S D I S T R I C T & N O R T H H O L LY W O O D


• LA Metro has teamed with Trammell Crow for a proposed $1 billion mixed-use development at Lankershim and Chandler sur-rounding the Metro Red and Orange line terminals. Initial plans for the 15.6 acre site incorporate 1,500 apartment units, 150,000

SF of retail space and 450,000 SF of office space.

• Goldstein Planting Investments owns a 25 acre site located at Laurel Canyon Blvd. and Oxnard St. that is under construction for a project unofficially deemed the “Grove of the Valley”. The project is slated to include over 140,000 SF of retail, 742 apartments,

48,687 SF of restaurant space, 40,000 SF gym, and a 68,800 SF theater.

• The Charles Company owns a 15 acre site located at Laurel Canyon Blvd. and Victory Blvd. that is slated for a major mixed-use development comprised of retail and apartments.

The combined effect of these projects will have a dramatic positive influence on surrounding residential values and overall neighborhood desirability as did both the Grove and the Americana of Glendale.

• The area encapsulated by a 1-mile radius surrounding NoHo’s epicenter [The intersection of Magnolia Blvd. and Lankershim Blvd.] North Hollywood has an estimated population of 43,962 with an average estimated household income of $80,840 for the cur-rent year.

N O H O A R T S D I S T R I C T

This area is a one-stop arts & entertainment destination located within one square mile around Lankershim and Magnolia Boulevards and the North Hollywood Metrorail Station. Beautiful murals painted by renowned local artists energize building exteriors and provide a vibrant backdrop for local businesses and residents. The NoHo Arts District has undergone over $2B in redevelopment in the past 12 years. It is home to contemporary theaters, art galleries, dance studios, restaurants and shops. The district features the largest concentration of music recording venues west of the Mississippi.

MAJOR DEVELOPMENT PROJECTS

DEMOGRAPHICS

EMPLOYMENT BASE

• UCLA’s 2015 Anderson Forecast report estimates continued Los Angeles economic growth over the next five years including payroll employment growth of 4.7%, LA population growth of 2.6%, an average home price increase of 24%, and home sales increase by 31%. Within a 5 mile radius of the subject property, office & administrative support holds the largest share of employment with nearly 14%. An additional 12% work in sales & related services, 8% are em-

ployed in management, and another 6% work in the arts, entertainment, and sports sector. Many of the world’s largest media companies are headquartered nearby in Burbank including the Walt Disney Company, Warner Brothers, NBC’s West Coast Headquarters, Clear Channel Communications, Nickelodeon and ABC. Additionally, the area is home to over 600 media-related corporations, including television networks, broadcasting companies and music labels.


M A J O R D E V E L O P M E N T P R O J E C T S

V4

The combined effect of these projects will add approximately 650,000 sf of high end retail, restaurants and entertainment venues, 2,250 luxury apartments and 450,000 sf of offices to a market area that is already highly amenitized.

All are within 1.25 miles of the Victory 4 site.

15 A C R E S I T ET H E C H A R L E S C O M PA N Y

25 A C R E S I T EG O L D S T E I N P L A N T I N G I N V E S T M E N T S

16 A C R E S I T ET R A M M E L C R O W


H O L LY W O O D • 9 M I L E S G L E N D A L E • 11 M I L E S

D O W N T O W N L . A . • 16 M I L E S W O O D L A N D H I L L S • 16 M I L E S

T R A N S I T M A P / C O M M U T I N G D I S TA N C E

B U R B A N K S T U D I O S • 4 M I L E S S H E R M A N O A K S • 7 M I L E S

W E S T W O O D • 17 M I L E S PA S A D E N A • 18 M I L E S

M E T R O R E D L I N E N O H O S TAT I O N & C O N N E C T T O B U S E S

DRIVING DISTANCES FROM VICTORY 4 SITE

T O U N I V E R S A L S T U D I O S

M E T R O O R A N G E L I N E

The MTA Red Line Subway and Orange Line

Rapid Bus Terminals are 1.25 miles from the

Victory 4 site and they offer convenient access to Universal Studios, Hollywood, Downtown Los Angeles, and Warner Center. Additionally, the 170, 101 and 134 freeways are all one mile away and connect residents with Burbank, Glendale, Santa Monica, and the rest of the Valley.

V4


2 . S E N D A K E L E M E N TA R Y 8 . R O M E R M I D D L E 14. T H E C O U N T R Y S C H O O L

3 . O X N A R D S T. E L E M E N TA R Y 9 . R E E D M I D D L E 15. C A M P B E L L H A L L

4 . V I C T O R Y B LV D . E L E M E N TA R Y 10. E A S T VA L L E Y H I G H 16. H AVA R D / W E S T L A K ES C H O O L L O C AT I O N S

1 . FA I R AV E . E L E M E N TA R Y 7 . L A N K E R S H I M E L E M E N TA R Y 13. T H E W E S L E Y S C H O O L

5 . B E L L I N G H A M AV E . E L E M E N TA RY

6 . T O L U C A L A K E E L E M E N TA R Y

11. N O H O H I G H & M A G N E T

12. O A K W O O D S E C O N D A R Y

17. T H E B U C K E LY S C H O O L

P U B L I C S C H O O L S P R I VAT E S C H O O L S

1

2

6

9

7 1011 12

14

13

15

1617

3

4

5

8

The Victory 4 development site has close proximity to a variety of public and private school options. There is a public elementary school within walking dis-

tance and public middle schools and high schools

are within 1.25 miles. There are also six elite private school options within 4.5 miles of the site.

V4


S E L L E R W I L L O B TA I N T H E F O L L O W I N G E N T I T L E M E N T M I L E S T O N E S .

• Vesting Tentative Tract Map, Letter of Determination and Expiration of 10-day VTTM Appeal Period• Approved Architectural Plans, Grading Plan, LID Plan and Landscape Plan• Offsite Improvement Plans (not including Street Lighting) ready to submit• Demolition Permit• Building Permit will be “Ready to Issue” upon payment of B-Permit filing and inspection fees and bond payment (estimates to be provided)• Seller will clear a partial list of LADBS tract map clearances• Temporary covenants required for map clearances and building permits• All structures 100% vacant

T R A N S A C T I O N G U I D E L I N E S & S T R U C T U R E


O F F E R S S H O U L D B E S U B M I T T E D I N T H E F O R M O F A L E T T E R O F I N T E N T

A N D M U S T I N C L U D E T H E F O L L O W I N G I N F O R M AT I O N :

• The purchase price which should be expressed net of the following costs: Buyer’s demolition costs, Buyer’s onsite costs, Buyer’s offsite costs, Buyer’s fees to public agencies and Buyer’s closing costs. The amount of the deductions assumed for each Buyer cost category listed above should be clearly indicated.• The amount of the initial earnest money deposit and schedule. • The proposed schedule for the due diligence period.• The amount of the additional earnest money deposit. • The proposed schedule for closing.• A list of contingencies, if any, that may include committee approvals and specific due diligence items, required to close the transaction.• Offers shall not include a financing or appraisal contingency.• Prospective Buyers should be prepared to provide evidence of funds required to close if requested by Seller.

S E L L E R W I L L N O T B E P R O V I D I N G T H E F O L L O W I N G ; W H I C H W I L L B E T H E R E S P O N S I B I L I T Y O F B U Y E R .

• MEP Plans• Dry/Wet Utility Plans• Street Lighting Plans• Payment of B Permit Plan Check Fees, Inspection Fees and Surety Bond• Payment of Sewer Facility Fees• Payment of Highway Dedication Fee

• Demolition of existing improvements• Site grading• Finish LADBS tract map clearances• Assume and replace covenants required for map clearances• Final Tract Maps

D U E D I L I G E N C E M AT E R I A L S

Upon Buyer’s execution of a Confidentiality Agreement, Seller will pro-vide Buyer comprehensive due diligence for the project. Documentation will include the following items as available:

• Vesting Tentative Tract Map • Letter of Determination • Architectural & Engineering Plans • Interior and Exterior Renderings • Soils Report • Grading Plan • LID Plan • Landscape Plan • Offsite Improvement (B-Permit) Plan • Offsite Improvement (B-Permit) Fee & Bond Estimate • Grading Plan Check Submittal and Correction Sheet • CEQA Documents • Tree Report • Topographical Survey • Demolition Permit • Quimby Fee Calculation

O F F E R E VA L U AT I O N A N D A W A R D

T R A N S F E R O F T I T L E

E S C R O W A N D T I T L E S E R V I C E S

O F F E R D E L I V E R Y

Offers may be responded to as received. The success-ful Buyer will be selected by Seller in its sole and abso-lute discretion based on a variety of factors including, but not limited to: (i) offer price; (ii) ability to close in a timely fashion; (iii) experience in closing similar transactions; (iv) absence of contingencies; (v) level of property due diligence completed; and (vi) thorough-ness of property underwriting.

Seller will provide a title free and clear except for certain permitted exceptions provided for under the title insurance. The property will be conveyed “AS IS, WHERE IS, WITH ALL FAULTS,” regarding any condi-tions affecting the property, with no representations or warranties whatsoever expressed or implied.

Escrow and Title services shall be provided by First American Title Company’s homebuilder services group.

All offers must be presented in writing and submitted

via email to:

brochure design provided by:PAM ESPOSITO DESIGN • 630.991.1933

PLEASE VISIT: WWW.PAMESPOSITODESIGN.COM

2 8 5 W. C A L I F O R N I A B LV D . # 2PA S A D E N A , C A 9 1 1 0 5

DRE: 01222318

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E M A I L / [email protected] E L L / 626.825.3336T E L / 626.449.3336

M A R K P I C K E L L

E L L I S R E A LT Y & M A N A G E M E N T

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V I C T O R Y