Example of typical small lot subdivision

 

In 2005, a “Small Lot Subdivision” amendment to the Los Angeles Municipal Code was passed allowing developers to carve up lots in commercial and multifamily residential zones into small single-family plots. The previous minimum size for a single-family lot of 5,000 square feet was reduced to 600 square feet with a minimum width of 16 feet. The purpose of this law was to promote housing density by permitting “infill projects” in established communities.

These smaller lots are fee-simple parcels that can be bought and sold independently of each other. Unlike condo owners, residents of the small-lot homes own a plot of land and a home that is built on a separate foundation. These “townhouses” do not share walls, although they are built only inches apart. Typically, these small-lot homes range from 1,000 to 2,000 square feet and are accessed via a long driveway on the edge of the property with two-car tandem garages at grade level, bedrooms on the next floor, an open-plan living area above that, and a rooftop deck.

The spread of small-lot home development – from Silver Lake to North Hollywood to Venice – is generating “push back” from nearby residents. Neighbors have complained about the noise generated by rooftop decks and the lack of parking when small-lot homeowners place multiple sets of trash bins on the street. Unlike many condo or apartment projects, small-lot guidelines do not require private trash pick up. Another problem is that the inherent inconvenience of tandem garages encourages small-home residents to use street parking. Also, these projects lack proper setbacks and their tall and boxy designs are often incompatible with the scale and look of the rest of the neighborhood.

Recently, Councilmember Tom LaBonge proposed updating current guidelines and imposing stricter rules on Small Lot Subdivisions as a result of the many complaints generated by these projects. LaBonge’s reforms would include a 15-foot setback for small-lot developments; require private trash pickup to eliminate having as many as 20 individual trash barrels on the street; replace tandem parking garages with traditional two-car garages; mandate additional review of rooftop decks to reduce impact on adjoining neighbors; and require that the architectural character of the neighborhood be considered in the approval process.

“I strongly believe in tweaking the Small Lot Subdivision ordinance to ensure that new small lot subdivisions fit into the character of the existing community better,” said LaBonge.

Although no small-lot subdivision projects have been built in the Miracle Mile – given the number of multifamily zoned properties in our community, some adjoining single-family homes – it is only a matter of time before this sort of development arrives. On October 9, 2014, the board of directors of Miracle Mile Residential Association endorsed Councilmember LaBonge’s effort to reform the Small Lot Subdivision rules. These changes would mitigate the most egregious problems created by these projects.

“Frankly, I don’t think this sort of development belongs in the Miracle Mile,” said MMRA President Jim O’Sullivan, “but there’s nothing we can do to stop it. But Tom LaBonge’s reforms are a step in the right direction by reducing their impact on the neighborhood.”

For additional information:

LaBonge Small Lot Subdivision Ordinance Reform Motion

The Eastsider L.A.: Councilman Calls for Reviewing Small-Lot Development Rules

Larchmont Buzz: Developer Plans Small Lot Subdivision for 421 Van Ness Ave.

Los Angeles Times: In Urban L.A., Developers are Building Trendy Homes on Tiny Lots