CC - Item 1A - Small Lot Subdivision WorkshopSmall Lot Subdivision
City Council Workshop
September 8, 2020
What is a Small Lot Subdivision?
No. A hybrid housing typology that looks and functions like row
townhomes but where each unit is built independently on individual
"small lots'
► Subdivision into individual lots at a density consistent with the zoning.
No. No commonly owned areas or HOAs.
No. Adopted in 2005 by the City of LA.
3
I
Examples of Small Lot Subdivisions
I
� iazz sa.rt
Examples of Small Lot Subdivisions
Advantages
► Small lot developments encourage redevelopment of older structures.
► Small lot developments provide opportunity for homeownership at reduced costs. Small lot
developments are fee -simple units that increase homeownership opportunities while working
within existing land use designations. Because these units are fee -simple, homeowners acquire
ownership of the housing structure, as well as the land on which it's built. Proponents argue
that when the amount of land needed for housing construction is decreased, the savings in
land costs can be passed on to the homebuyer.
► Small lot developments increase housing production.
► Small lot developments are easier to finance. Small lot developments do not require HOAs,
they do not face mandatory additional insurance costs, which makes obtaining bank
financing easier.
► Small lots provide for architectural creativity.
Disadvantages
► Small lot developments may not require guest parking. In City of Los Angeles's Ordinance, guest parking
requirements are triggered for all small lot subdivisions containing eight or more dwelling units at a ratio of 0.25
space per dwelling unit. This may add congestion to street -parking due to limited onsite parking.
► Small lot developments may have issues of privacy for both residents of the dwelling and neighboring
properties as the tend to be developed vertically. Narrow side yards can pose problems of privacy and often
tail to provide adequate access to air, light, and ventilation.
► Small lot developments have small setback requirements and less common open space areas. A typical
multi -family lot would have larger setbacks and require more usable common open space.
► Small lot developments may not be family friendly. The size of the dwelling may only accommodate one or
two people.
► Small lot developments may displace low-income and/or long-term renters, as they are priced beyond what
existing residents can afford. In City of Los Angeles, some low-income communities can't afford a small lot.
► Small lot developments may not be compatible with the scale and character of older multi -family
neighborhoods. It may add bulk to existing streetscape and reduce open space.
Where are Small Lots permitted?
► In City of LA, small lots can only be developed in multi -family- or
commercially -zoned lots.
► If the City Council adopts a Small Lot Ordinance, staff recommends only
allowing it in Medium Multiple Residential (R-3) zone, as other residential
zones like Single -Family Residential (R-1) and Light Multiple Residential (R-2)
zones are established with single-family dwellings.
R-3 Zones
Dependent on Zone
Restricted Density Multiple
Dwelling (RD):
RDD:0 Z unit/acre
RN: 05 unit/acre
RDb:0 J unit/acre
RD:054 unit/acre
R4:0 108 unit/acre
86:0217 unit/ acre
Resiidential/Accesay t RPS):
RPS3:O 54 unit/acre
RAO:0 108 unit/acre
Commercial C:
OR: Same as RD
Of Same as R3
Of .5 Same as RD
OR Same as RD
G: Same as RD
C5: Same as RD
GM: Same as R3
Parking D: The density of the subdivision shall comply with the minimum
lot area per dwelling unit of the least restrictive abutting commercial or
multi family residential zone is
Notspecified
OffStreetParking is located on a
parking lot only: 036 unit/acre
Off- Street Parking is located onsite: 0
26unit/acre
Minimumboor area: 575 square feet
15 feet
5 feet
10 feet
35 feet and Mmsm9es
loo square feet per unit Chas to be
minimum 8 feet in any direction)
One space per unit b under 780 square
feet 2spaces for all other unit
Iflot shares prsetba line with an Rl zone or more restrictive, the hoot,
side, and rearsetbacls of the underlying zone apply.Aminimumfie-
Pootside yard setback shall be required.
Provisions of the underlying zone
tallboog
5 feet
10 feet if rearyard abut an alley, Itis reduced to efeet
ones and 38 feet
Subject to property height district(Approximately rte ft.)
Der unit
Soo square feet
Guest parking: required for lot with 8 or more dwelling unit, at 0.26
ices
es per dwelling unit
spaces per dwelling
One space per Two dwelling unit
Two spaces per dwelling unit
OffStreetParking is located on a
parking lot only: 036 unit/acre
Off- Street Parking is located onsite: 0
26unit/acre
Minimumboor area: 575 square feet
15 feet
5 feet
10 feet
35 feet and Mmsm9es
loo square feet per unit Chas to be
minimum 8 feet in any direction)
One space per unit b under 780 square
feet 2spaces for all other unit
Alhambra
NE
No
Arcadia
No
No
EI Monte
No
No
Montebello
No
No
No
Monterey Park
No
San Gabriel
No
No
South EI Monte
No
No
Temple City
No
No
City Council Direction
► Should the City Council wish to proceed with the development of a Small Lot
Ordinance, the next step would be to hire a professional land use consultant with
small lot subdivision experience to (like City of LA):
Identify parcels suitable for small lot developments
Create Small Lot Ordinance
Create Small Lot Design Guidelines
Amend Zoning and Subdivision Codes
Establish Review Process to Coordinate Subdivision Wth other Codes
11
QUESTIONS?
12