Small Lot Ordinance Mobile Workshop, APA 2012

SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference�

Monday | 04.16.12 | 2:15 - 4:45 PM | DTLA - Silver Lake�

organizers:�Ashley Atkinson�Tanner Blackman�Jane Blumenfeld�Estineh Mailian �

featuring:�Matthew Foss�Ana Henton �Derek C. Leavitt �Christian D. Navar�Mott Smith�Greg Williams�


summary:�The Small Lot Ordinance is a 2005 Los Angeles zoning code amendment that allows the subdivision of multi-family and commercially zoned parcels into fee simple lots as small as 600 sf, each of which is permitted to have a single-family home, duplex, or triplex. The ordinance provides a new alternative housing development typology to the traditional multi-family apartment or condominium buildings while maintaining the underlying density of the original lot.�

genesis:�The SLO addressed the need for new and more diverse homeownership opportunities and a particular issue that prohibitively increased insurance costs for condominium developers.�

ordinance development:�LA DCP staff worked with small groups of architects & developers and representatives from the departments of Building & Safety, Public Works, and Fire. The ordinance created an “exception” for subdivisions in the zoning code that waives certain requirements of multi-family zones (setbacks, open spaces, minimum lot width, & area) and redefines “lot” (to eliminate street frontage requirement).�

benefits:�• Increased opportunities for homeownership�• Relatively simple process�• Politically popular �• Provides opportunity for architectural creativity�• Minimal rules & constraints�• Provides affordable single-family homes, relative to the market �• No homeowner’s association (some shared maintenance association typical) �• Typical projects relatively smaller scale – less than maximum density�• Provides economical method to preserve/restore historic bungalow properties�

issues:�• Building & Safety�• complications during plan check since projects don’t become “legal” until final subdivision map recorded (subsequent to issuance of building permits) �

• Fire Dept �• truck & ladder access for lots not fronting on a public street (impacts to height, eaves, & projections); required sprinklers in all projects�

• Address�• Public Works resisted assigning addresses to each “house” in multi-family zones; LA only offers trash pickup in single-family neighborhoods (small lots require private trash service in multi-family zones) �

• Lot Lines�• building code prohibits people from walking across and water from draining across lot lines�

• Open Space�• eliminated code-required per unit open space from multi-family projects; allowed driveways and common areas to “count” as open space�

• Density�• project has same density as underlying zone (frequently not maxed out); although duplexes/triplexes allowed, parking makes nearly impossible�

public reception:�Very positively received by architects, designers, & developers. Some issues with negative public reaction due to projects perceived as too massive, too out of scale, or not in the character of existing neighborhoods�

questions:�• areas with special circumstances (e.g. Venice)?�• applicability to other cities?�


Maltman Bungalows | 918-928 Maltman Ave. | Civic Enterprise Development (developer), Mott Smith | �Drisko Studio (architect) | Built: 1926/2007 | 17 units | 676 – 704 sf (11 1+1, 6 2+1) | lots: approx 1600 sf | �all sold 2007-2008 | average price approx $500k | �


Maltman Bungalows �


Edgecliffe Terrace | �1372-4 Edgecliffe Dr. | GreenCity Building Company, Matthew Foss | Built: 2011 | 4 units | 1372-4 sf (3+2.5) | lots: approx 1300-3000 sf | all sold 2012 | listed at $745-795k | �


Edgecliffe Terrace �


Auburn 7 | 2746 Auburn St. | MASS Architecture (architect), Ana Henton & Greg Williams | M.Kyle & T.Wexman (developer) | Built: 2008 | 7 units | approx 2100 sf (3+2.5) | lots: benefit from DWP easement | all sold 2010 | approx $840k | �

Images via DWELL magazine, “Lucky 7” article, http://www.dwell.com/articles/Lucky-7.html, & www.la.curbed.com �


Auburn 7�


artis @ echo park | Allesandro St./El Moran St. | Modative (architect), Derek C. Leavitt & Christian D. Navar | Scheduled: 2012 | �


For more information on the Small Lot Ordinance,�download Modative’s “Small Lot Subdivision Guide” & “Small Lot Information Packet”:�http://www.modative.com/small-lot-subdivision-los-angeles/�

Images via Modative’s “Small Lot Subdivision Guide” �

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Small Lot Ordinance Mobile Workshop, APA 2012