Small Lot Subdivision Gaining Momentum in Los Angeles, CaliforniaFeb 18 2014 · 0 comments · Nishkian Chamberlain, Residential ·0
In 2005, an amendment to the Los Angles Municipal code called “Small Lot Subdivision” was passed. This amendment provides new options for the housing market in LA County. Individuals or developers can now subdivide commercial or multi-family zoned lots into much smaller lots. The previous minimum size for a single family lot was 5,000 square feet, but now has been reduced to just 600 sq.ft. with a minimum width of 16 feet These smaller lots have little to no setback requirements and are fee-simple parcels. Unlike condo owners, resident of the small-lot homes own a plot of land and a home that is built on a separate foundation. These homes rarely have adjoining walls and are usually just inches apart from their neighbor. There is no Home Owners Associations or HOA fees with these subdivisions with only a small fee for maintenance of the common areas. The money saving benefits are for both the developer and the homeowner with each unit sold. There is less liability and insurance costs for the developer in building single and multi-family units versus condos while the homeowner can afford small-lot homes in prime locations where the costs have continued to skyrocket in recent years. Each project can triple the density of an existing parcel while maintaining design and functionality of the area. Guidelines have been established for roof lines, parking, driveway spacing, circulation walkways and primary entryways.
Nishkian Chamberlain is currently working on two small-lot projects, namely Morton Village and Blackbirds in Echo Park.
Morton Village in the Echo Park area of Los Angeles is a new development where three existing bungalows will be rehabbed and 15 small-lot homes will be added to this nearly one acre parcel of land located just off Echo Park Avenue on Morton Avenue. The developer plans on keeping with the neighborhood design theme of warm & contemporary style homes with these 3-story single family homes as shown the rendering.
Blackbirds is also located in the Echo Park area on Preston and Vestal Avenues. This project is designed by Barbara Bestor and will feature 18 small-lot homes on a one acre parcel of land. The units are made up of three 1,650 sq. ft. single family homes, three 1,500 sq. ft. side-by-side duplexes and three 1,300 sq. ft. side-by-side triplexes. One of the unique features of this subdivision is the combination of the rooflines and how the units are situated around an internal living street. Parking is concentrated on the rear of the houses and is not enclosed preventing large car storage from blocking the flow of the design. The emphasis of the design is on a higher quality of life, promoting community interaction.
These are just two examples of small-lot subdivisions in the Los Angeles County Area currently underconstruction. As you can see, the posibilities are endless in the design and land use of these undeveloped spaces.
Feel free to contact any of our offices should you have questions about your multi-family development projects.