Small Lot Subdivision Blog

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

Posted by Derek Leavitt on Tue, Nov 15, 2011 @ 16:11 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.

Fay 2X Small Lot Subdivision Open House

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.


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:

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

APT 2B Apartmnet furniture

Learn more about APT 2B

fay 2X small lot subdivision los angeles

Rendering of Fay 2X Homes

Tags: Los Angeles, los angeles architects, Residential, Small Lot Subdivision, small homes, Small House, affordable modern architecture

Small Lot Subdivision Homes Construction - Framing Update

Posted by Derek Leavitt on Wed, Jun 1, 2011 @ 11:06 AM

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.

cullen street homes construction

Standing in the carport of Home B.

cullen street small lot subdivision

Beams above carport of Home B.

los angeles small homes

Michael standing in the carport of Home A. 

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Steel connections of two adjacent carports.

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

cullen street homes construction

Connection detail. 

los angeles residential architect

Home A balcony.

small homes los angeles

Home A balcony.

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

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The second floor of Home A. 

small lot subdivision

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

small house los angeles

The second floor framing.

cullen street homes small lot subdivision

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.

residential los angeles

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

Tags: Los Angeles, los angeles architects, Residential, Small Lot Subdivision, small homes, Small House, Cullen Street Homes Construction

Construction Begins on Cullen Street Homes Small Lot Subdivision

Posted by Derek Leavitt on Fri, Dec 3, 2010 @ 16:12 PM

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

small lot homes

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:

small lot subdivision demo recycle 01

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

small lot subdivision grading construction 07

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

small lot subdivision staking construction 06

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

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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.

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

small lot subdivision dig foundations

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.

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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.

Tags: Los Angeles, los angeles architects, Residential, Small Lot Subdivision, Small House, Cullen Street Homes Construction, Development

Top 10 Things To Know About Los Angeles Small Lot Subdivision

Posted by Derek Leavitt on Thu, Jan 7, 2010 @ 07:01 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.


small lot los angeles

Small Lot Subdivision Diagram

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

Tags: Los Angeles, Residential, Small Lot Subdivision, Development, Multi Family Housing