Small Lot Subdivision Blog

Is Los Angeles Small Lot Subdivision Permitted in a R2 zone?

Derek Leavitt — Fri, 26 Oct 2012 00:45:00 GMT

One of the most common questions we get regarding Los Angeles Small Lot Subdivision is if it is permitted in a R2 zone. In general, the Small Lot Ordinance prohibits small lot projects in the R2 zone, unless the project meets the following strict criteria (excerpt from ordinance):

The dwelling units in the proposed small lot subdivision have a side lot line adjoining a lot in a commercial or industrial zone (meaning it has to be right next to) and

1) The use, including the accessory buildings and uses and required yards, does not extend more than 65 feet from the boundary of the less restrictive zone it adjoins; and

2) The lot area per dwelling unit or guest room regulations of the RD 1.5 zone shall apply to the uses.

So, essentially the R2 lot in question needs to be immediately adjacent to a "C" or "M" zone. As you can imagine, this is a rare occurrence within the city of Los Angeles. The city basically doesn't encourage Small Lot Subdivision in the R2 zone because it's considered too sensitive for a subdivision. This, however, is not to be confused with the RD2 zone, in which Small Lot Subdivision is permitted.

The Cullen Street Art District Dwellings, a three-home Small Lot Subdivison by Modative on a RD1.5 zoned lot.

If you'd like to learn which zones and lots work best for Small Lot Subdivision, download Modative's free "How-To" Guide on Developing Small Lot Subdivisions in Los Angeles.

Modative is a Modern Architecture Firm in Los Angeles that specializes in Small Lot Subdivison projects.

Modative to Speak at Small Lot Ordinance Workshop

Derek Leavitt — Tue, 06 Mar 2012 14:04:00 GMT

Small Lot Subdivision Mobile Workshop

Christian and I will be speaking at a mobile workshop on LA's Small Lot Ordinance at the American Planning Association's (APA) National Conference in Los Angeles on Monday, April 16, 2012 from 2:15p.m. to 4:45 pm. Aside from us, the other speakers include many influential players in Small Lot Subdivison in Los Angeles from other architect/developers to City Planners and former Acting Deputy Director of the Los Angeles Department of City Planning, and author of the Small Lot Ordinace, Jane Blumenfeld.

One of the great parts about this workshop is that it's mobile. No stuffy conference rooms. We'll be touring small lot subdivision projects in the Silverlake and Echo Park areas and talking about all things small lot subdivision from the perspective of city planners, developers and architects.

Last I heard, 36 of the possible 50 spots are already reserved, so if you're interested, register soon. Here is more information on the Small Lot Ordinance Workshop.

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Modative in the LA Times

In other Small Lot Subdivision news, our recently completed Fay 2X Homes were featured in the Los Angeles Times Pro Portfolio. Check it out here - Pro Portfolio: Modative 2X small-lot homes

HUD Reports on Los Angeles Small Lot Subdivision

Derek Leavitt — Tue, 06 Dec 2011 17:30:00 GMT

Back in 2010, a representative from HUD (The U.S. Department of Housing and Urban Development) flew from Washington D.C. to Los Angeles to interview Modative, along with a few other key players in Los Angeles's Small lot Subdivision Ordinance. The goal was to create a report (which they did) summarizing the background, goals, guidelines, and potential improvements to the Small Lot Ordinace.

HUD's study, which uses images from Modative's Cullen Street Small Lot Subdivison Project.

The report does a great job of outlining the important issues involved in small lot development, from parking to financing and entitlements. It's a great resource for real estate developers, architects, and municipalities looking to impliment similar ordinances. Check out HUD's report on Small Lot Subdivision here.

Los Angeles Architects, Modative, specialize in Small Lot Subdivision projects. For more information on the Small Lot Ordinance, dowload our free informative Small Lot Subdivision Guides.

Fay 2X Homes - Future Small Lot Subdivision - Open House

Derek Leavitt — Wed, 16 Nov 2011 00:53:00 GMT

Open House

To celebrate the almost complete construction of our Fay 2X Homes project in the Culver City Arts District area, Modative will be hosting a tour and open house this Saturday and Sunday. Come by to learn more about this project, if you're interested in renting one of these units, or just to say hi.

These two residential units are Phase I of a future Small Lot Subdivision project and will be apartment rentals for several years until all phases are complete and the project is subdivided. Modative is both the architect and contractor on these simple modern boxes.

Details

Event: 2X Homes Open House & Tour
When: Saturday, November 19 from 12:00pm - 4:00pm and Sunday, November 20th from 10:00am - 4:00pm
Where: 3237 Fay Avenue, Los Angeles, 90034

Note: These 2 Bedroom, 2.5 bathroom townhouses (2 units total) are available for rent. For more info please email Grant Leavitt: gleavitt@pacificbeaconproperties.com

Furnishings at the open house are provided by: APT 2B, L.A.'s Local Resource for all your apartment needs

Learn more about APT 2B

Rendering of Fay 2X Homes

Cullen Street Art District Homes Opening - Small Lot Subdivision

Derek Leavitt — Mon, 17 Oct 2011 19:30:00 GMT

Our Cullen Street Art District Homes is having an opening party this Saturday, October 22nd 2011, from 3-7 pm. There will be food, drinks, music, art and architecture. All are welcome. The homes are now also officially for sale. For sales info, please see http://artdistricthomes.com/

Cullen Street Art District Homes is a three-lot, small lot subdivision development by Los Angeles Architects Modative.

Link to map

Small Lot Subdivision Homes Construction Update - Framing Completed

Derek Leavitt — Thu, 02 Jun 2011 20:16:00 GMT

The framing is now complete! Check out the latest photos taken at the Cullen Street Homes Small Lot Subdivision project in Los Angeles.

By 03.04.11, the third floor framing is well under way.

Homes A, B, & C from the street.

Homes A, B, & C from the rear.

The northeast corner of Home C.

The shape of the each home is visible by 03.16.11.

The awning of Home A is now visible from Cullen Street.

View from La Cienega to the north.

View from Alvira Street to the east.

By 04.20.11, the MEP subcontractors are in the homes.

The awning of Home B.

HVAC and electrical is going in.

Master bath of Home C.

The south facade of Home C.

Trucks on site tagged with 420 on 04.20. Funny.

Windows are going in and the homes are starting to be wrapped. This photo was taken on 05.11.11.

Metal flashing samples are tacked onto the deck of Home A to help us decide which to go with. We ended up going with neither or these options. Stay tuned for photos of the metal flashing installed.

The Cullen Street Homes is a three parcel Small Lot Subdivision in Los Angeles scheduled to be complete in Fall 2011. Small Lot Subdivision is an ordinance in Los Angeles that permits property to be subdivided into small, fee-simple lots. To learn more about Small Lot Subdivision, download one of our free informative guides.

Modative is a Los Angeles architecture firm that specializes in Small Lot Subdivision.

For more construction photos, check out the Modative Architecture facebook page.

For information on home sales, see http://www.artdistricthomes.com/

Small Lot Subdivision Homes Construction - Framing Update

Derek Leavitt — Wed, 01 Jun 2011 18:33:00 GMT

It has been a few months since we've posted an update on the construction of the Cullen Street Homes Small Lot Subdivision project. Scroll through the photos below to see how the framing progressed at the beginning of this year.

First floor framing continues on 01.21.11.

Standing in the carport of Home B.

Beams above carport of Home B.

Michael standing in the carport of Home A.

Steel connections of two adjacent carports.

This next set of photos was taken a week later on 01.28.11.

Connection detail.

Home A balcony.

The second floor begins framing, so we were back out on site on 02.03.11.

The second floor of Home A.

The gap between the walls of Home A and Home B being sheathed.

The second floor framing.

The view from the balcony of Home A.

When the weather cooperates, the views from the upper floors of the homes are beautiful. This photo was taken on 02.22.11.

View of the Hollywood Hills, the Hollywood Sign, and the Griffith Observatory from the second floor of Home C.

Modative is a Los Angeles architecture firm that specializes in Small Lot Subdivision.

For more construction photos, check out the Modative Architecture facebook page.

For information on home sales, see http://www.artdistricthomes.com/

Small Lot Subdivision Homes Construction Update - Framing Begins

Derek Leavitt — Wed, 26 Jan 2011 20:23:00 GMT

After some heavy December rain, construction continued on the Cullen Street Homes Small Lot Subdivision project. The slabs were poured on Christmas eve and after a few days of curing, the exterior slabs were saw cut into a pattern.

This first set of photos were taken just after the slab saw cutting took place on 12.27.10.

A panorama of all three small lot homes with fresh slabs. Home C is in the foreground.

The carport of Home A is in the foreground. This saw cut pattern will continue out onto the driveway. The exterior concrete has a sand finish, which gives it a nice texture.

The gap between the homes, which was full of water from the rain. Although this gap will be weather sealed when construction is complete, we raised the concrete walls above the slab, just in case water finds is way in.

The steel columns that help create the span over the car port.

This next set of photos was taken a few days into framing on 01.14.11.

The start of first floor framing. Home C in the foreground.

Home B and C carports

Home A's front door framing

The "bump outs" are the bathrooms

Things move fast during framing, so we were back out on site on 01.19.11.

Some of the beams and joists were in place on 01.19.11.

View from the sidewalk

Wood frame construction in California requires a lot of metal hardware.

More metal hardware. In this case a strap that will connect the wall to the beam.

2 X 12 joists

The Cullen Street Homes is a three parcel Small Lot Subdivision in Los Angeles scheduled to be complete in Fall 2011. Small Lot Subdivision is an ordinance in Los Angeles that permits property to be subdivided into small fee simple lots. To learn more about Small Lot Subdivision, download one of our free informative guides.

Modative is a Los Angeles architecture firm that specializes in Small Lot Subdivision.

For more construction photos, check out the Modative Architecture facebook page.

For information on home sales, see http://www.artdistricthomes.com/

Foundation Construction on Small Lot Subdivision Project

Derek Leavitt — Tue, 21 Dec 2010 23:41:00 GMT

If you live in Los Angeles, you've certainly noticed the unusual five straight days of rain we've been having. While the rain and holidays have slowed construction on the Cullen Street Homes Small Lot Subdivision this week, we thought we'd fill you in on the foundation progress from the last few weeks.

Let's start with the form work that was in on 12.06.10

Foundation forms and rebar

The gap between the small lot homes

Once the forms and rebar were in place and passed inspection, the foundations were poured. Photos below are from 12.10.10.

Foundations and site plumbing

The plumbing running underground and into the homes

Gap between foundations for adjacent units. Note the two steel plates ready to accept the steel columns.

Foundations for Home A. Everything looks very small at this stage. The skinny rectangle in the foreground is the stair up to the second floor.

While we were shooting photos of the foundations, LADWP was installing a new fire hydrant across the street. The developer had to pay for this new fire hydrant as one of the permit conditions.

After the foundations were in place, prep work began for the ground floor slabs. Photos below are from 12.15.10.

Note the rebar and sand where the future slabs will be poured

Close up of slab rebar

The job site sign on the front fence to let passerby know what we're up to.

The Cullen Street Homes is a three parcel Small Lot Subdivision in Los Angeles scheduled to be complete in Fall 2011. Small Lot Subdivision is an ordinance in Los Angeles that permits property to be subdivided into small fee simple lots. To learn more about Small Lot Subdivision, download one of our free informative guides.

Los Angeles Architects, Modative specialize in Small Lot Subdivision.

For more construction photos, check out the Modative Architecture facebook page.

Construction Begins on Cullen Street Homes Small Lot Subdivision

Derek Leavitt — Sat, 04 Dec 2010 00:24:00 GMT

Last week grading wrapped up and construction began on our Cullen Street Homes Small Lot Subdivision project.

When complete, we'd like the project to look like this.

View Larger Map

The project is located in Los Angeles, more specifically, in the heart of the Culver City Art District.

Here are a few photos of the grading process and the start of foundations:

Bricks from the driveway of the old house that was demolished. Over 90% of the salvaged bricks were recycled.

The top five feet of soil had to be recompacted to make it suitable for foundations.

Once grading was complete, the building foundations were surveyed, staked out and spray painted onto the ground.

Since the homes are part of a small lot subdivision, they have to be structurally independent, meaning they can't touch. Here's the staked out gap between two of the homes.

Once all the homes were marked on the site, digging of the foundations began.

A close up of the foundation dig. The soil was very dense from the recompaction and much of it had to be removed with power tools.

Here the subcontractors are starting the wood form-work for the foundations.

More photos can be found on the Modative Architecture facebook page.

Stay tuned for more updates as construction progresses on the Cullen Street Homes Small Lot Subdivision.