Small Lot Ordinance Mobile Workshop, APA 2012
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Small Lot Ordinance Mobile Workshop, APA 2012

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LA DCP staff organized and led a Mobile Workshop on the City of LA's Small Lot Subdivision Ordinance on at the National Planning Conference, 04.16.12.

LA DCP staff organized and led a Mobile Workshop on the City of LA's Small Lot Subdivision Ordinance on at the National Planning Conference, 04.16.12.

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Small Lot Ordinance Mobile Workshop, APA 2012 Small Lot Ordinance Mobile Workshop, APA 2012 Presentation Transcript

  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference featuring:organizers: Matthew FossAshley Atkinson Ana HentonTanner Blackman Derek C. LeavittJane Blumenfeld Christian D. NavarEstineh Mailian Mott Smith Greg Williams Monday | 04.16.12 | 2:15 - 4:45 PM | DTLA - Silver Lake
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conferencesummary: issues:The Small Lot Ordinance is a 2005 Los Angeles zoning code amendment that allows • Building & Safetythe subdivision of multi-family and commercially zoned parcels into fee simple lots • complications during plan check since projects don’t become “legal” untilas small as 600 sf, each of which is permitted to have a single-family home, duplex, final subdivision map recorded (subsequent to issuance of building permits)or triplex. The ordinance provides a new alternative housing development typology • Fire Deptto the traditional multi-family apartment or condominium buildings while • truck & ladder access for lots not fronting on a public street (impacts tomaintaining the underlying density of the original lot. height, eaves, & projections); required sprinklers in all projects • Addressgenesis: • Public Works resisted assigning addresses to each “house” in multi-familyThe SLO addressed the need for new and more diverse homeownership opportunities zones; LA only offers trash pickup in single-family neighborhoods (small lotsand a particular issue that prohibitively increased insurance costs for condominium require private trash service in multi-family zones)developers. • Lot Lines • building code prohibits people from walking across and water from drainingordinance development: across lot linesLA DCP staff worked with small groups of architects & developers and representatives • Open Spacefrom the departments of Building & Safety, Public Works, and Fire. The ordinance • eliminated code-required per unit open space from multi-family projects;created an “exception” for subdivisions in the zoning code that waives certain allowed driveways and common areas to “count” as open spacerequirements of multi-family zones (setbacks, open spaces, minimum lot width, & • Densityarea) and redefines “lot” (to eliminate street frontage requirement). • project has same density as underlying zone (frequently not maxed out); although duplexes/triplexes allowed, parking makes nearly impossiblebenefits: • Increased opportunities for homeownership public reception: • Relatively simple process Very positively received by architects, designers, & developers. Some issues with • Politically popular negative public reaction due to projects perceived as too massive, too out of scale, or • Provides opportunity for architectural creativity not in the character of existing neighborhoods • Minimal rules & constraints • Provides affordable single-family homes, relative to the market questions: • No homeowner’s association (some shared maintenance association typical) • areas with special circumstances (e.g. Venice)? • Typical projects relatively smaller scale – less than maximum density • applicability to other cities? • Provides economical method to preserve/restore historic bungalow properties
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning ConferenceMaltman 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 | View slide
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference Maltman Bungalows View slide
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference 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 |
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference Edgecliffe Terrace
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference 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
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference Auburn 7
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning Conference artis @ echo park | Allesandro St./El Moran St. | Modative (architect), Derek C. Leavitt & Christian D. Navar | Scheduled: 2012 |
  • SMALL LOT ORDINANCE | Mobile Workshop | 2012 National Planning ConferenceFor 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”