Small Lot Subdivision Blog

Modative to Speak at Small Lot Ordinance Workshop

Posted by Derek Leavitt on Tue, Mar 6, 2012 @ 06:03 AM

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

fay 2x small lot homes

Tags: Los Angeles, Small Lot Subdivision, small homes, Small House, Development, Subdivisions, Fay Ave Art District dwellings

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.

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

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

Cullen Street Art District Homes Opening - Small Lot Subdivision

Posted by Derek Leavitt on Mon, Oct 17, 2011 @ 12:10 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

Art District Homes   Grand Opening  Small Lot Subdivision resized 600

Tags: Los Angeles, los angeles architects, real estate, construction, Small Lot Subdivision, small homes, Cullen Street Homes Construction

Small Lot Subdivision Homes Construction Update - Framing Completed

Posted by Derek Leavitt on Thu, Jun 2, 2011 @ 13:06 PM

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.

los angeles architects

Homes A, B, & C from the street. 

residential los angeles

Homes A, B, & C from the rear. 

small house los angeles

The northeast corner of Home C. 


The shape of the each home is visible by 03.16.11.

small lot subdivision

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

los angeles architects

View from La Cienega to the north.

cullen street homes construction

View from Alvira Street to the east.


By 04.20.11, the MEP subcontractors are in the homes.

los angeles architects

The awning of Home B. 

small house los angeles

HVAC and electrical is going in.

small homes los angeles

Master bath of Home C.  

small house los angeles

The south facade of Home C. 

cullen street homes construction

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.

small homes los angeles

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/

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

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. 

small lot subdivision

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.

los angeles architects

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 http://www.artdistricthomes.com/


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

Small Lot Subdivision Homes Construction Update - Framing Begins

Posted by Derek Leavitt on Wed, Jan 26, 2011 @ 12:01 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.

small lot subdivision slabs

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

small lot subdivision slab patterns

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.

small lot homes gap between units

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.

small lot subdivision steel columns 10

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.

small lot framing start Panorama

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

small lot framing carports

Home B and C carports 

small lot subdivision home front door

Home A's front door framing

small lot homes los angeles construction

The "bump outs" are the bathrooms

 

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

small lot ordinance homes

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

small lot la framing

View from the sidewalk

framing hardware california

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

wood framing strap

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

small lot framing 11

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/

Tags: Los Angeles, Modern Design, construction, Small Lot Subdivision, small homes, Cullen Street Homes Construction

Foundation Construction on Small Lot Subdivision Project

Posted by Derek Leavitt on Tue, Dec 21, 2010 @ 15:12 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

small lot foundation forms

Foundation forms and rebar

small lot subdivision foundation forms 03

Foundation forms and rebar

small lot homes gap between units

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.

small lot subdivision foundation pour 02

Foundations and site plumbing

small lot site plumbing

The plumbing running underground and into the homes

small lot subdivision foundation pour 08

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

small lot subdivision homes foundation

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.

LA fire hydrant install 04

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.

small lot subdivision slab rebar 01

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

small lot homes slab construction

Close up of slab rebar

small lot subdivision sign

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.

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

The Best Lots to Utilize the Small Lot Subdivision Ordinance

Posted by Derek Leavitt on Fri, Feb 26, 2010 @ 06:02 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.

la small lot subdivision elevation

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.
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.
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.

Allowable Density in a Few Multiple Family Zones

Zone

Min. Area per

Dwelling Unit

 RD1.5
 1,500 sq. ft.
 RD2 2,000 sq. ft.
 R3 800 sq. ft.

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.

Los Angeles R3 Zoning DevelopmentSince 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.

Los Angeles Zone RD1.5 Small Lot Subdivision DevelopmentHowever, 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.

Tags: Los Angeles, Small Lot Subdivision, small homes, Subdivisions, Multi Family Housing