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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 ling.

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
inll 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
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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 denes a subdivision as the division of contiguous
land for the purpose of present or future sale, leasing and nancing
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 ofcial or an ofcial 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) re roads and rebreaks;
(5) lot size and conguration;
(6) trafc access;
(7) grading;
(8) land to be dedicated for park or recreational purposes; and
(9) other specic physical requirements in the plan and conguration of the entire
subdivision that are necessary to ensure consistency with, or implementation of, the
general plan or any applicable specic 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 trafc and drainage needs as a condition precedent to the approval and
acceptance of the nal thereof.
Applicable Laws
Subdivision Map Act
(California Government Code 66410 66499.58)
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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 nal 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 specic plan
A proposed subdivision shall be consistent with a general plan or a specic plan
only if the local agency has ofcially adopted such a plan and the proposed
subdivision or land use is compatible with the objectives, policies, general land uses,
and programs specied 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
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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

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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 led per Zone Number of Cases led 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
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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 ndings
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 led 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
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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
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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 sufcient 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 inll housing
5. Design and congure 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
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Facts about Small Lot Subdivisions
1. These space-efcient 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 led 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 congure housing to be consistent with
applicable General and Specic 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 sufcient room for
entry, front stoop, and transitional
landscaping.
Relationship to the Street | Site Layout and Circulation | Parking and Driveway
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Site Planning Guidelines
Site Layout and Circulation

1. Congure 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
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Building Guidelines
Entry

1. Primary entryways should be clearly
identiable 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 sufcient 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
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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 certied wood provided from
environmentally responsible forest
management.

Building
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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 conguration allows for greater separation between units and creates added sense of
privacy for rear units
Certied 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 conguration allows for greater separation between units and creates added sense of
privacy for rear units
Certied LEED-Platinum, with sustainable features including: Permeable driveway, Solar arrays, Instant hot
water heaters, Indoor air quality controls, Green roofs
LOT 1
PLAN A
LOT 2
PLAN B
LOT 3
PLAN B
LOT 4
PLAN B
LOT 5
PLAN B
LOT 6
PLAN C
10 50 0
DRIVEWAY
LANDSCAPING
PROPERTY LINE
SITE PLAN GATE
R
O
W
E N
A
A
V
E
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 conguration allows for greater separation between units and creates added sense of
privacy for rear units
Certied LEED-Platinum, with sustainable features including: Permeable driveway, Solar arrays, Instant hot
water heaters, Indoor air quality controls, Green roofs
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Case Studies Buzz Court, Silver Lake
Case Studies Rock Row, Eagle Rock
15 homes (16 condos allowable) / RD1.5-1 Zoning
1
st
LEED-Certied 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
1
st
LEED-Certied 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.
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Case Studies Rock Row, Eagle Rock
15 homes (16 condos allowable) / RD1.5-1 Zoning
1
st
LEED-Certied 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
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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
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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.
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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 conguration with central 6 pedestrian passageway
Tandem parking is accessed from alley
Sustainable features include: Exterior ber cement, Electric vehicle chargers, Bio-ltration 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 conguration with central 6 pedestrian passageway
Tandem parking is accessed from alley
Sustainable features include: Exterior ber cement, Electric vehicle chargers, Bio-ltration planters, Multi-
zoned air and central heating system
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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 conguration with central 6 pedestrian passageway
Tandem parking is accessed from alley
Sustainable features include: Exterior ber cement, Electric vehicle chargers, Bio-ltration 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
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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

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