Posted by Derek Leavitt on Tue, Dec 06, 2011 @ 11:30 AM
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.
Posted by Derek Leavitt on Tue, Nov 15, 2011 @ 06:53 PM
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
Posted by Derek Leavitt on Mon, Oct 17, 2011 @ 02:30 PM
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
Posted by Derek Leavitt on Thu, Jun 02, 2011 @ 03:16 PM
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/
Posted by Derek Leavitt on Wed, Jun 01, 2011 @ 01:33 PM
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.
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.
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/
Posted by Derek Leavitt on Wed, Jan 26, 2011 @ 02:23 PM
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/
Posted by Derek Leavitt on Tue, Dec 21, 2010 @ 05:41 PM
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
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.
Posted by Derek Leavitt on Fri, Dec 03, 2010 @ 06:24 PM
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.
Posted by Derek Leavitt on Fri, Feb 26, 2010 @ 08:07 AM
Although lots in Los Angeles come in many shapes and sizes, our research has shown that a few common and important characteristics exist that can help determine the success of a “small lot” project.
Preliminary elevation of a three-unit small lot subdivision project.
With a little creativity, almost all multi-family residential properties can be designed to properly utilize the small lot ordinance. However, in our experience, what really makes the difference in the success of a project is starting with property of a certain size, shape, and configuration. Oh, and let’s not forget, you need to be in the appropriate zone as well.
Zoning and Small Lot Subdivision
R1, R2 Zones:
The zone plays a very important role in determining the possibility of utilizing small lot subdivision. For starters, all R1 zones are out of the equation. The small lot ordinance does not allow it. R2 zones are also pretty much impossible unless they are located within a certain radius of commercially-zoned properties.
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RD Zones
We have found that RD zones are your best bet for small lot subdivision, especially RD1.5 and RD2 zoned properties. The size and configuration of many available properties within these zones allow for creative 2- to 6-unit projects. Often these properties are too small to rationalize stacking multiple condominium units, which may force you to place parking underground in order to meet the requirements of a condo project. By properly utilizing the many breaks the
small lot ordinance allows, these restricted density, multiple family dwelling zones provide the greatest opportunity for a quality and memorable product that differentiates itself from other products available in the market today. |
R3, R4, and R5 Zones
You are allowed to utilize the small lot ordinance within R3, R4, and R5 properties. However, we have found that the price of these high-density, multiple-residential dwelling properties often force you to stack as many units as possible in order to minimize the land-price-per-unit cost and maximize your profit potential. Often, a condominium is the only viable option in R3, R4 and R5 zones, unless the property is too small to park and maximize the allowable unit count within these zones.
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C Zones
You are allowed to utilize the small lot ordinance within commercially-zoned properties. However, as with the R3, R4 and R5 zones, the higher price of commercially zoned properties often reduces the viability of a small lot project. However, if the lot size and price is right, a small lot subdivision can be an interesting alternative to a typical commercial or mixed-use project.
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Allowable Density in a Few Multiple Family Zones |
Zone
| Min. Area per Dwelling Unit
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RD1.5
| 1,500 sq. ft.
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| RD2 | 2,000 sq. ft.
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| R3 | 800 sq. ft.
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Example
Zone: R3, R4, and R5
The Condominium Solution
On a 55’ X 140’ lot in an R3 zone, you can park and fit up to nine 2-bedroom condominium units.
Since you are allowed to stack units and share common walls, you can easily maximize the allowable density, minimizing your price-per-unit costs, and maximizing your profitability in the right market. The high-risk condo project may be worth the potential return on investment.
The Small Lot Subdivision Solution
On the same 55’ X 140’ lot in an R3 zone, can do small lot subdivision.
However, Since you are not allowed to stack multiple units and share common walls, the same lot yields only about 4-5 units. Since the average R3 lot tends to have high land costs due to its developable potential, it becomes much more difficult to create a feasible small-lot project compared to a 9-unit condo project.
Example
Zone: RD1.5, RD2
The Condominium Solution
On a 55’ X 140’ lot in an RD 1.5 ZOne, you can park and fit up to five 2-bedroom condominium units.
In this scenario, however, why create a typical, high-risk, high-liability condominium project when you can provide the same unit count with a fee-simple small lot subdivision.
The Small Lot Subdivision Solution
On a 55’ X 140’ lot in an RD 1.5 ZOne, you can park and fit the same amount of units as a condominium project while providing a better and more desirable product. These fee-simple townhouse residences have a lot less risk, no homeowners association and may even offer a higher price point than a condo building with common walls and less privacy.
Modative Can Help
If you're interested in finding a property for small lot subdivision, Modative can help. We have experience finding appropriate properties and assisting potential small lot developers with quick feasibility analysis to determine if a project makes financial sense.
Feel free to contact Modative for more information.
The information in this post and other useful small lot information can be downloaded for free from our website - Small Lot Subdivison Guide Download.
Posted by Derek Leavitt on Thu, Jan 07, 2010 @ 09:09 AM
1. Small lot homes are not condominiums. They are fee simple, meaning you own the land the home sits on. 2. Residences on individual lots must have separate foundations and walls. 3. Driveways, walkways and utility access are accomplished through easements.
4. Each subdivided lot may contain up to three residential units.
5.
Small lot subdivision projects are required to file a parcel map (four
or less units) or a tract map (five or more units) to subdivide the
land. 6. Homeowners association is not required. Only a maintenance association is required. 7. Each dwelling is required to have two parking spaces. No guest parking is required for projects under 10 units. 8.
All zoning codes (including density) are the same as a standard
project. Some breaks are given on setbacks and open space requirements. 9. Because small lot projects are fee simple, they have lower liability and insurance rates than condominiums. 10.
The design and entitlements of small lot subdivision projects can be
complex. Hiring consultants with experience is recommended.
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A diagram of some of the Small Lot Subdivision basics.
This Top 10 list and other Small Lot information can be found in our free download - "How-To" Guide on Developing Small Lot Subdivisions in Los Angeles