In the last decade, a new type of housing has popped up around Los Angeles known as small lot subdivisions
Small lot subdivisions are currently not possible in Culver City but could be on the horizon. The city of Glendale is currently researching the viability of adopting a small lot subdivisions ordinance. This article answers some basic questions about this new housing trend.
Question: What is a small lot subdivision?
Answer: A small lot subdivision is created when a property zoned for multi-family or commercial use in Los Angeles is subdivided into smaller single family or townhome-style lots. For example, a property owner may take a lot on which there is an existing home, tear down the home, divide the lot into four smaller lots, and build a single family house on each of the four lots.
Question: Does the zoning of the property affect an owner’s ability to create a small lot subdivision?
Answer: Yes. Zoning is critical to determining whether it is possible to create such a subdivision. The ordinance allowing for small lot subdivisions does not permit the creation of a subdivision in R1 zones, and makes it virtually impossible to create a subdivision in R2 zones. A subdivision can be created in RD, R3, R4 and R5 zones and in C zones (commercial zones).
Question: What is the difference between a small lot subdivision and condominiums or townhouses? They both appear to house multiple families on a single lot.
Answer: There are several differences. First, unlike condominiums and townhouses, the dwellings on a small lot subdivision do not share any common walls. This helps to mitigate any problems of sound transmission from one to the next. Each dwelling in the subdivision stands alone and is not in any way connected to another dwelling.
Second, ownership is different. Owners of condominiums and townhomes own their individual units but do not own the land under the units. With respect to a small lot subdivision, the owner of the home in the subdivision owns his or her individual home and also owns the land under that home.
Third, in a small lot subdivision, the owner of a home in the subdivision is not part of a homeowner’s association. As a result, the owner makes all decisions with respect to his or her property. The owner of a home in a small lot subdivision may be required to pay a maintenance fee. It is typically less than $100 per month, which is much lower than typical homeowners’ association fees (which are usually at least $300 per month in Los Angeles).
Question: What parts of Los Angeles has these types of developments?
The highest number of small lot projects has happened on the Eastside of Los Angeles, especially in the Echo Park and Silverlake areas. Hollywood is also getting in on the act with the newly launched “Hollywood Colony” by Canfield Development.
The Westside has not had a lot of small lot projects, but as the market has improved more developers are now embracing it. There are many projects now going through the entitlement process that will be coming on the market in the next one to two years, especially in the Culver City Arts District, West Los Angeles, Venice and Mar Vista areas.
Question: If I’m interested in creating a small lot subdivision, is there anyone you would recommend consulting with?
Answer: The architects at Modative in the Culver City Arts District have a lot of experience with small lot subdivisions. They are very familiar with the regulations and process.
They have designed some outstanding properties and you can check out their web site at www.modative.com for more information.