7/14/14  

1  

Neighborhood Presentation | July 2014 By Simon Pastucha | Head of the Urban Design Studio

What is a Small Lot? 1.  Small lots are not condominiums.

o  Properties are titled in fee simple, and can be bought and sold just like conventional single-family homes.

2.  Small lots are only permitted in multi-family or commercial zones for projects with up to 47 dwelling units.

o  Projects with a greater number of units will need further review prior to accepting the applications for filing.

3.  Small lot homes must be structurally independent, with no shared foundations or common walls.

4.  Generally, small lots will only have one dwelling unit per lot, although duplexes and triplexes are permitted.

5.  Each proposed small lot subdivision must be reviewed and approved by City Staff, and is subject to public hearing.

Background

Origin •  General Plan Housing Element •  City Council Housing Crisis Task Force Report •  Citywide General Plan Framework Element •  Various Reports and Studies

Small Lot Ordinance (No. 176354) •  Adopted in January 2005 to enable fee-simple home ownership and promote

infill development and smart-growth alternative •  Only permitted through an approved subdivision application for land located in

multi-family and commercial zones •  Creates single-family homes (and duplex and triplex) on smaller lot areas with

compact building footprints –  Reduced minimum lot size and yard requirements –  Eliminates requirements for building setback from street –  Does not increase density (per underlying zone) –  Results in lower number of units in higher-density multi-family zones –  Does not allow buildings to exceed height limits –  2005 Small Lot Handbook provided guidance for small lot developments

7/14/14  

2  

A New Housing Typology •  The Small Lot Ordinance allows for the creation of a unique

housing type –  Different from traditional suburban single-family subdivisions –  Smaller lot areas –  Reduced building setbacks and spaces between buildings –  Compact building footprints that resemble “row” townhouses –  Only allowed in Multi-Family and Commercial zones

•  Small Lot Subdivisions create a unique set of challenges and spatial complexities –  Massing –  Height –  Circulation –  Transitional areas from adjacent properties

Applicable Laws

•  The Map Act defines a “subdivision” as the division of contiguous land for the purpose of present or future sale, leasing and financing of properties.

•  The Map Act is the primary regulation governing the creation, consolidation and elimination of “lots” in California.

•  Section 66415: “Advisory Agency” –  “A designated official or an official body charged with the duty of making

investigations and reports on the design and improvement of proposed divisions of real property, the imposing of requirements or conditions thereon, or having the authority by local ordinance to approve, conditionally approve or disapprove maps”

Subdivision Map Act "(California Government Code 66410 – 66499.58)

•  Section 66418: “Design” –  (1) street alignments, grades and widths; –  (2) drainage and sanitary facilities and utilities, including alignments and grades thereof; –  (3) location and size of all required easements and rights-of-way; –  (4) fire roads and firebreaks; –  (5) lot size and configuration; –  (6) traffic access; –  (7) grading; –  (8) land to be dedicated for park or recreational purposes; and –  (9) other specific physical requirements in the plan and configuration of the entire

subdivision that are necessary to ensure consistency with, or implementation of, the general plan or any applicable specific plan as required pursuant to Section 66473.5”

•  Section 66419: “Improvement” –  “any street work and utilities to be installed , or agreed to be installed, by the subdivider

on the land to be used for public or private street, highways, ways, and easements, as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs as a condition precedent to the approval and acceptance of the final thereof.”

Applicable Laws

Subdivision Map Act "(California Government Code 66410 – 66499.58)

7/14/14  

3  

•  Section 66427: Design and location of buildings not a part of map review process for condominiums… –  “A map of a condominium project… need not show the buildings or the manner in

which the buildings or the airspace above the property shown on the map are to be divided, nor shall the governing body have the right to refuse approval of a parcel, tentative, or final map of the project on account of the design or the location of buildings on the property shown on the map that are not violative of local ordinances…

•  Section 66473.5: Subdivision must be consistent with general plan or specific plan –  “A proposed subdivision shall be consistent with a general plan or a specific plan

only if the local agency has officially adopted such a plan and the proposed subdivision or land use is compatible with the objectives, policies, general land uses, and programs specified in such a plan”

Applicable Laws Subdivision Map Act "(California Government Code 66410 – 66499.58)

•  Section 17.03A: Authority and Duties of Advisory Agency –  The Advisory Agency is charged with the duty of making investigations and

reports on the design and improvement of proposed subdivisions, of requiring the dedication of land, the payment of fees in lieu thereof, or a combination of both, for the acquisition and development of park and recreation sites and facilities, and is hereby authorized to approve, conditionally approve, or disapprove Tentative Maps of proposed subdivisions, private streets and such maps as are provided for herein, to prescribe the design, kinds, nature and extent of improvements required to be installed in connection therewith and to report directly to the subdivider the action taken on the Tentative Map.

–  The Advisory Agency is also charged with the duty of determining the recreational and park fee for zone changes pursuant to Section 12.33 of this Code.

Applicable Laws Division of Land Regulations "(Los Angeles Municipal Code Article 7 Section 17.00 – 17.60)

Subdivision Process Tract Maps (5 lots or more)

File Application

Public Hearing Advisory Agency

Public Appeal Hearing

APC/CPC

APC if 49 lots or less CPC if 50 lots or more

Public Appeal Hearing

City Council

7/14/14  

4  

Subdivision Process Parcel Maps (4 lots or less)

File Application

Public Hearing Advisory Agency

Public Appeal Hearing

APC

City Council Can Veto Commission Action by

Special Vote

Charter Section 245

Tentative Approval

Recorded Map

Up to 8 years

Subdivision Process Life of an Approved Subdivision

23

51

33

19 7 3 5

12 7

2005 2006 2007 2008 2009 2010 2011 2012 2013

 

Small Lot Statistics (2005-2013)

§  154 cases approved §  5 cases denied

Decision Letters Issued per Year

•  159 Decision Letters Issued on Small Lot Subdivision Cases

•  Total of 1,556 Lots Approved

Lots Approved per Year

158

469

316

169

27 21 86

123 187

2005 2006 2007 2008 2009 2010 2011 2012 2013

     

7/14/14  

5  

Small Lot Statistics (2005-2013)

Decision Letters Issued per Year

•  Average of 10 Lots per Subdivision Case

6.9 9.2 9.9 8.9

3.9 7.0

17.2

10.3

26.7

2005 2006 2007 2008 2009 2010 2011 2012 2013

     

Small Lot Statistics (2005-2013) Number of Cases filed per Zone Number of Cases filed per APC

General Location in the City of Los Angeles  RA, 1, 1% R2, 2, 1%

RD1.5, 55, 33%

RD2, 25, 15% RD3, 17, 10%

RD4, 4, 2% RD5, 3, 2%

RD6, 3, 2%

R3, 33, 20%

R4, 5, 3% R5, 0, 0%

C2, 16, 10%

CM, 1, 1%

EAST LA, 30, 19%

CENTRAL LA, 20, 12%

WEST LA, 31, 19%

SOUTH LA, 21, 13%

NORTH VALLEY, 26, 16%

SOUTH VALLEY, 20, 13%

HARBOR, 12, 8%

§  Most common zone: RD1.5 with 55 cases submitted §  Most common APC: West LA with 31 cases

Small Lot Statistics (2006-2012) •  629 small lot housing units built

Total Units 99%

Small Lots 1%

     

Total housing units built: 46,738! Small Lots built: 629!

7/14/14  

6  

Advisory Agency Policy

Released on January 29, 2014 the Advisory Agency adopted the Small Lot Design Guidelines – consistent with the General Plan.

Advisory Agency Policy

“The Small Lot Design Guidelines allow the Advisory Agency to implement the purposes, intent, and provisions of the General Plan and its various elements, and provide the Advisory Agency the tools to make the consistency findings with the General Plan for the purposes of approving a small lot subdivision.”

“The Small Lot Design Guidelines will be used to condition a project, and not as the basis for approving or denying a project.”

Adoption of Small Lot Design Guidelines

•  All small lot subdivisions filed after February 1, 2014, must comply or meet the intent of the 2014 Small Lot Design Guidelines

•  Small Lot Design Guidelines will only apply to subdivisions subject to the Small Lot Ordinance

•  Small Lot Design Guidelines will be used to condition a project and in conjunction with any other design guidelines, as applicable

7/14/14  

7  

Application of the Design Guidelines

•  Expanded Three-Stage Review of Small Lot Projects

1  Pre In-take Meeting 2  Project Review and Staff Report by Case Planner 3  Subdivision Hearing by Deputy Advisory Agency

What are the Design Issues? •  Site organization and urban form

•  Setbacks and building transitions

•  Parking and driveways

•  Building design and materials

•  Landscaping and access

Example of an R3 Small Lot - VIDEO

7/14/14  

8  

2014 Small Lot Design Guidelines

Table of Contents 1.  Introduction 2.  About Small Lot Subdivisions 3.  Site Planning 4.  Building 5.  Landscaping 6.  Sustainability 7.  Case Studies

Incorporated Citywide Design Guidelines Integrated the applicable Residential Citywide Design Guidelines into the Small Lot Design Guidelines:

1.  Site Planning §  In small lot subdivisions where there is an existing

average prevailing setback, apply the setback to provide continuity along the street edge.

2.  Building Orientation §  Design small lot subdivisions, low-rise townhomes,

and apartment buildings to ensure that all street-fronting units have a primary entrance facing the street.

3.  Relationship to Adjacent Buildings §  When designing small lot subdivisions or projects

built over two or more lots, provide sufficient space between buildings, articulation along the street frontage, and visual breaks to diminish the scale and massing.

Overarching Goals 1.  Create high-quality indoor and outdoor living environments for

all residents 2.  Enhance the public realm 3.  Provide fee-simple home ownership opportunities for a greater

number of people, at a wider range of income levels 4.  Provide solutions for infill housing 5.  Design and configure housing to be compatible within the

existing neighborhood context, especially in sensitive areas 6.  Prioritize the livability and market value of a project over strict

density

7/14/14  

9  

Facts about Small Lot Subdivisions 1.  These space-efficient compact homes are allowed through reduced lot

size and side yard requirements and eliminated street frontage requirements.

o  Small lots may be irregularly shaped and as small as 600 sf or 16’ wide.

2.  A 5’ setback is required between the small lot and adjoining properties. o  There are no yard or setback requirements along alleys, streets, or between lots within the

approved subdivision.

3.  Structures may not occupy more than 80% of the lot area o  Common open space must be provided at an equivalent of 20% of lot areas not meeting this

provision.

4.  Parking may be provided anywhere on the site, on individual/shared lots or a separate garage.

o  Communal parking areas must be accessible via the community driveway, street, or alley, and have clear pathways connecting to residential units.

o  Tandem parking is also allowed.

5.  Small lot subdivisions must be filed as a Vesting Tentative Tract Map or as an illustrated Parcel Map.

o  Both will require supplemental site plans, building elevations, and other illustrative information.

Site Planning Guidelines Objective:

Design and configure housing to be consistent with applicable General and Specific Plans, be compatible with the existing neighborhood, while also striking a balance between parking, adequate common areas, and the public realm.

Considerations:

A.  Relationship to the Street B.  Site Layout and Circulation C.  Parking and Driveway

Site Planning Guidelines

Relationship to the Street 1.  In areas with an existing prevailing

setback, align the small lot to be consistent with this setback.

2. On residential streets with varying

setbacks, align the small lot to be within 5’ of the average setback of these adjacent properties

3. On commercial streets with a range of

setbacks, align small lots to nearly abut the sidewalk, allowing sufficient room for entry, front stoop, and transitional landscaping.

Relationship to the Street | Site Layout and Circulation | Parking and Driveway

7/14/14  

10  

Site Planning Guidelines

Site Layout and Circulation 1. Configure homes to front public streets,

primary circulation walkways, and open spaces, rather than driveways.

2. Homes fronting a public street should

have the primary entrance facing the street.

3. Maximize green space while minimizing

the total amount of driveway space.

4. Provide space for entry, front landing, and transitional landscaping between the sidewalk and private entryway.

Relationship to the Street | Site Layout and Circulation | Parking and Driveway

Site Planning Guidelines

Parking and Driveway 1. Where homes front the public

street, locate parking to the rear of dwellings.

2. Where available, use alleyways as access to off-street parking.

3. Allow for a distinguishable pedestrian access path separate from the driveway whenever possible.

4. Space permitting, design the driveway area for multi-functional uses.

Relationship to the Street | Site Layout and Circulation | Parking and Driveway

Building Guidelines Objective:

Develop the overall form and relationship of the buildings by focusing on high-quality design of the following elements: entry, height and massing, building facade, roof lines, and materials.

Considerations: A.  Entry B.  Height and Massing

7/14/14  

11  

Building Guidelines

Entry 1. Primary entryways should be clearly

identifiable and connected to the public street by a walkway.

2. Entryways should sit at a grade comparable to those of the surrounding structures, and should never tower above the street.

3.  Incorporate transitions such as landscaping, paving material, porches, stoops, and canopies at the primary entrance to each residence.

Entry | Height and Massing

Building Guidelines

Height and Massing 1. Use the surrounding built environment to

inform decisions about variations in height and massing.

2. Avoid excessive differences in height between the proposed development and adjacent buildings.

3. Provide sufficient space between buildings, articulation along the street frontage, and visual breaks to diminish the scale and massing.

4. Small lots should use stepbacks, variations in height, and landscape screening elements to transition from single-family properties.

Entry | Height and Massing

Landscaping Guidelines Objective:

Design landscaping that delineates the public, private, and transitional areas; enhances visual interest; and utilizes native and drought tolerant plants.

Considerations: A.  Front and Common Area

7/14/14  

12  

Landscaping Guidelines

Front and Common Area 1. Use a range of low-water and drought-

tolerant plant materials and groundcover, in place of turf grass, to provide visual interest.

2. Plant shade trees within public areas to screen blank building facades and shade the driveway and parking areas.

3. Whenever possible, use subtle variations in grade.

4. Plant parkways separating the curb from the sidewalk with trees, groundcover, low-growing vegetation, or permeable materials that accommodate both pedestrian movement and clearance for car doors.

Front and Common Area

Sustainability Guidelines Objective:

Achieve low-impact development through design that focuses on environmental sensitivity in site planning, building, landscaping, and construction

Considerations: A.  Building

Sustainability Guidelines

Building 1. Provide controllable systems such as

localized thermostat control, task lighting, or localized lighting controls.

2. Provide connections between indoor and outdoor spaces to take advantage of natural light and ventilation.

3. Use renewable, recycled, and regional materials.

4. Use certified wood provided from environmentally responsible forest management.

Building

7/14/14  

13  

Case Studies Buzz Court, Silver Lake

•  6 homes built / (Q)C2-1VL Zoning •  Each home is 3 stories with rooftop deck as amenity space •  Zig-zag building configuration allows for greater separation between units and creates added sense of

privacy for rear units •  Certified LEED-Platinum, with sustainable features including: Permeable driveway, Solar arrays, Instant hot

water heaters, Indoor air quality controls, Green roofs

Case Studies Buzz Court, Silver Lake

•  6 homes built / (Q)C2-1VL Zoning •  Each home is 3 stories with rooftop deck as amenity space •  Zig-zag building configuration allows for greater separation between units and creates added sense of

privacy for rear units •  Certified LEED-Platinum, with sustainable features including: Permeable driveway, Solar arrays, Instant hot

water heaters, Indoor air quality controls, Green roofs

LOT 1PLAN A

LOT 2PLAN B

LOT 3PLAN B

LOT 4 PLAN B

LOT 5PLAN B

LOT 6PLAN C

10 500

DRIVEWAY

LANDSCAPING

PROPERTY LINE

SITE PLAN GATE

ROW

ENA AVE

Case Studies Buzz Court, Silver Lake

•  6 homes built / (Q)C2-1VL Zoning •  Each home is 3 stories with rooftop deck as amenity space •  Zig-zag building configuration allows for greater separation between units and creates added sense of

privacy for rear units •  Certified LEED-Platinum, with sustainable features including: Permeable driveway, Solar arrays, Instant hot

water heaters, Indoor air quality controls, Green roofs

7/14/14  

14  

Case Studies Buzz Court, Silver Lake

Case Studies Rock Row, Eagle Rock

•  15 homes (16 condos allowable) / RD1.5-1 Zoning •  1st LEED-Certified Small Lot Subdivision •  Sustainable features: Permeable driveway, Instant hot water features, Indoor air quality control, Green roofs,

Solar arrays •  Also roof gardens, entry ways, grasscrete driveway. Note the visual interest created by the use of materials

and varied window orientation.

Case Studies Rock Row, Eagle Rock

•  15 homes (16 condos allowable) / RD1.5-1 Zoning •  1st LEED-Certified Small Lot Subdivision •  Sustainable features: Permeable driveway, Instant hot water features, Indoor air quality control, Green roofs,

Solar arrays •  Also roof gardens, entry ways, grasscrete driveway. Note the visual interest created by the use of materials

and varied window orientation.

7/14/14  

15  

Case Studies Rock Row, Eagle Rock

•  15 homes (16 condos allowable) / RD1.5-1 Zoning •  1st LEED-Certified Small Lot Subdivision •  Sustainable features: Permeable driveway, Instant hot water features, Indoor air quality control, Green roofs,

Solar arrays •  Also roof gardens, entry ways, grasscrete driveway. Note the visual interest created by the use of materials

and varied window orientation.

Case Studies Auburn 7, Silver Lake

•  7 homes / RD1.5-1XL Zoning •  Narrow 5” air gap between units creates individual buildings with no shared walls •  Informal agreement with DWP to use front easement as garden space •  Variations in massing, window orientation, materials to distinguish dwelling units

Case Studies Auburn 7, Silver Lake

•  7 homes / RD1.5-1XL Zoning •  Narrow 5” air gap between units creates individual buildings with no shared walls •  Informal agreement with DWP to use front easement as garden space •  Variations in massing, window orientation, materials to distinguish dwelling units

7/14/14  

16  

Case Studies Auburn 7, Silver Lake

•  7 homes / RD1.5-1XL Zoning •  Narrow 5” air gap between units creates individual buildings with no shared walls •  Informal agreement with DWP to use front easement as garden space •  Variations in massing, window orientation, materials to distinguish dwelling units

Case Studies Cullen St. Art District Homes

•  3 homes / RD1.5 Zoning •  Inspired by adjacent Culver city Arts District •  All units have second-story private deck balcony •  Use of accent building materials and colors creates neighborhood character and provides a strong visual

link from the sidewalk to the rear of the development

Case Studies Cullen St. Art District Homes

•  3 homes / RD1.5 Zoning •  Inspired by adjacent Culver city Arts District •  All units have second-story private deck balcony •  Use of accent building materials and colors creates neighborhood character and provides a strong visual

link from the sidewalk to the rear of the development

7/14/14  

17  

Case Studies Cullen St. Art District Homes

•  3 homes / RD1.5 Zoning •  Inspired by adjacent Culver city Arts District •  All units have second-story private deck balcony •  Use of accent building materials and colors creates neighborhood character and provides a strong visual

link from the sidewalk to the rear of the development

Case Studies Maltman Bungalows

•  17 homes / RD2-1VL Zoning •  Adaptive reuse and preservation of historic bungalows provides small compact units •  Porches, visibility, and close proximity provide a safe environment for residents. •  The utilities are on a mutual easement. Units have a one car garage; no guest parking is provided.

Case Studies Maltman Bungalows

•  17 homes / RD2-1VL Zoning •  Adaptive reuse and preservation of historic bungalows provides small compact units •  Porches, visibility, and close proximity provide a safe environment for residents. •  The utilities are on a mutual easement. Units have a one car garage; no guest parking is provided.

7/14/14  

18  

Case Studies Maltman Bungalows

•  17 homes / RD2-1VL Zoning •  Adaptive reuse and preservation of historic bungalows provides small compact units •  Porches, visibility, and close proximity provide a safe environment for residents. •  The utilities are on a mutual easement. Units have a one car garage; no guest parking is provided.

Case Studies Preuss Four, Cienega Heights

•  4 homes built / RD1.5 Zoning •  Average lot size 1,780 – 2,560 sf / Units are 3BR/3BA with 400 sf open space •  Homes are clustered in 2x2 configuration with central 6’ pedestrian passageway •  Tandem parking is accessed from alley •  Sustainable features include: Exterior fiber cement, Electric vehicle chargers, Bio-filtration planters, Multi-

zoned air and central heating system

Case Studies Preuss Four, Cienega Heights

•  4 homes built / RD1.5 Zoning •  Average lot size 1,780 – 2,560 sf / Units are 3BR/3BA with 400 sf open space •  Homes are clustered in 2x2 configuration with central 6’ pedestrian passageway •  Tandem parking is accessed from alley •  Sustainable features include: Exterior fiber cement, Electric vehicle chargers, Bio-filtration planters, Multi-

zoned air and central heating system

7/14/14  

19  

Case Studies Preuss Four, Cienega Heights

•  4 homes built / RD1.5 Zoning •  Average lot size 1,780 – 2,560 sf / Units are 3BR/3BA with 400 sf open space •  Homes are clustered in 2x2 configuration with central 6’ pedestrian passageway •  Tandem parking is accessed from alley •  Sustainable features include: Exterior fiber cement, Electric vehicle chargers, Bio-filtration planters, Multi-

zoned air and central heating system

Case Studies Vesper Village, Van Nuys

•  16 homes (51 allowable) / CR-1VL-CDO Zoning •  Built prior to and provided framework for the Small Lot Ordinance •  Small lot subdivision was a result of community opposition to apartment complexes. Individual owner-

occupied homes were preferred •  Uses 3’ front yards and separation between homes, with utilities on a mutual easement, and modest

maintenance fund for driveway and mailboxes

Case Studies Vesper Village, Van Nuys

•  16 homes (51 allowable) / CR-1VL-CDO Zoning •  Built prior to and provided framework for the Small Lot Ordinance •  Small lot subdivision was a result of community opposition to apartment complexes. Individual owner-

occupied homes were preferred •  Uses 3’ front yards and separation between homes, with utilities on a mutual easement, and modest

maintenance fund for driveway and mailboxes

7/14/14  

20  

Case Studies Vesper Village, Van Nuys

•  16 homes (51 allowable) / CR-1VL-CDO Zoning •  Built prior to and provided framework for the Small Lot Ordinance •  Small lot subdivision was a result of community opposition to apartment complexes. Individual owner-

occupied homes were preferred •  Uses 3’ front yards and separation between homes, with utilities on a mutual easement, and modest

maintenance fund for driveway and mailboxes

QUESTIONS?

The Small Lot Design Guidelines and other related documents are available at: www.UrbanDesignLA.com under Resources or www.planning.lacity.org under Forms