The City of Los Angeles’ Small Lot Subdivision Guidelines provide a framework for creating high-quality, context-sensitive infill housing on smaller lots.
This ordinance allows for fee-simple ownership of homes in areas typically zoned for apartments, reducing lot sizes, setbacks, and eliminating standardized open space and guest parking requirements.
Over ten years after adoption, the ordinance was updated to improve compatibility with surrounding neighborhoods and provide enforceable design standards for small lot developments.
This guide summarizes the updated standards, provides examples of successful small lot projects, and explains how builders, architects, and community members can apply the rules to create livable, aesthetically pleasing developments.
Overview of Small Lot Subdivision Ordinance
The Small Lot Subdivision Ordinance, first adopted in 2005, introduced a new housing typology to Los Angeles: the small lot home. These homes are positioned as a hybrid between single-family and multifamily housing, offering new homeownership opportunities in areas traditionally dominated by single-family residences or apartment buildings.
Key elements of the ordinance include:
Reduced minimum lot areas
Adjusted setback requirements and passageways
Removal of standardized open space and guest parking requirements
Promotion of infill development as a smart growth alternative
While the ordinance enabled innovative housing solutions, small lot projects initially faced challenges related to spatial planning, neighborhood compatibility, and design uniformity. In response, the 2018 update introduced clear map standards, an administrative review process, and design guidelines to improve project quality and neighborhood integration.
Objectives of the 2018 Update
The update aimed to:
Establish map standards for all small lot subdivisions, administered by City planners.
Introduce an administrative review process ensuring enforceable design compliance.
Adjust incentives for new small lot homes by requiring larger setbacks and reduced maximum lot coverage.
Allow for conversion of existing structures into small lot homes while retaining neighborhood character.
Applying the Design Standards
All small lot subdivision projects must comply with the design standards through an Administrative Clearance process, submitted with the tract or parcel map application.
Definition of Project
A “Project” includes:
Construction, reconstruction, rehabilitation, or exterior alteration of buildings
Subdivision of land for small lot purposes
Preservation of existing structures on a single lot
Exclusions (work not requiring administrative review) include:
Re-roofing with no structural changes
Foundation maintenance or repair
In-ground swimming pools permitted by LAMC
Mechanical equipment installation
Roof-mounted solar panels
Exterior lighting
The standards ensure all small lot homes are designed thoughtfully, with consistent attention to orientation, entryways, façades, rooflines, pedestrian access, and landscaping.
Small Lot Design Checklist
The checklist divides design requirements into five main categories:
Building Design
Pedestrian Connectivity and Access
Landscaping
Mixed-Use Small Lots
Bungalow Courts and Existing Structures
Sections A–C apply to all new dwellings.
Sections A–D apply to mixed-use developments.
Section E applies to bungalow courts or existing structures, with new additions complying with Sections A–C.
All designs should be reviewed in conjunction with the General Plan Framework and applicable Community Plans. The Small Lot Ordinance generally supersedes specific plan or overlay district requirements, except where explicitly exempted.
A. Building Design
1. Dwelling Orientation
Small lot homes must maximize visibility and accessibility. Requirements include:
Homes abutting streets or pedestrian pathways must orient primary entryways toward the right-of-way.
Interior homes must orient toward pedestrian pathways connected to the street.
Alley-facing homes must orient toward the alley or a connecting pathway leading to the street.
Dwelling Orientation
Examples:
Sanborn Avenue small lot homes orient entryways toward a pedestrian pathway leading to the street.
Flores Street development minimizes curb cuts and driveways while connecting interior units to shared pathways.
Builders should consider site topography and neighborhood context when orienting homes to enhance livability and visual appeal.
2. Primary Entryways
All homes must have a clearly identifiable primary entryway featuring:
Address or unit identification
Ornamental low-level lighting
Landing area
Entryways must include at least four elements:
Recessed porch or landing area (≥2 ft)
Recessed doorway (≥3 in)
Overhead projection (awning, ≥6 in)
Side lite or adjacent window panel
Raised or sunken step from pedestrian pathway
Unique landing paving, color, or pattern
Examples: Maltman Bungalows and Modative’s Fay small lot project integrate shaded porches and overhangs for articulation.
3. Primary Entryways Between Small Lot Homes
Minimum 8-foot separation from adjacent building walls to ensure light, air, and privacy.
Separation includes façade projections but must remain clear to sky for at least 7 feet.
This spacing enhances livable environments, especially in dense small lot clusters.
4. Façade Articulation
Façades are crucial for street and neighborhood integration. Requirements include:
Use two or more high-quality materials (wood, glass, brick, metal, tile).
Include balconies, terraces, porticos, or awnings.
Windows/doors must be recessed or extruded ≥3 inches.
Break façades by at least 6 inches for 10 vertical feet.
Add human-scale architectural enhancements (planters, handrails, lighting).
Examples:
Gramercy Place: varied façade materials
Parkman development: Spanish Colonial style in context with surrounding neighborhood
5. Varied Roofline
Roofs provide individuality while maintaining neighborhood context. Homes exceeding two stories must use at least two variations:
Sloped or curved roof
Open deck (min 6 ft x 8 ft)
Flat roof with vertical height difference (≥2 ft over 10 ft)
Façade break extended to roofline
Step-backs, stairwells, or corner balconies
Example: Blackbirds in Echo Park uses pitched roofs for visual interest.
6. Roof Decks
Roof decks provide private outdoor space, not additional living space.
Decks adjacent to residential homes must be stepped back 5 ft to ensure privacy.
Decks facing streets may be flush with the roof edge.
Example: KTGY COVO project roof decks are setback from residential neighbors and face common driveways.
Roof Decks
7. Building Massing Variation
Homes should be clustered, max 6 units or 180 ft per row, separated by 6-foot gaps.
Lateral façade shifts every 3 homes or 90 ft.
Require 2–3 design variations in larger subdivisions for diversity.
Building Massing Variation
B. Pedestrian Connectivity and Access
1. Pedestrian Pathways
Minimum 3-foot width connecting primary entries, common areas, parking, and trash enclosures.
Pathways within driveways must have distinct materials or patterns.
Subdivisions with 20+ homes must connect to surrounding streets by pedestrian/bike paths.
Example: Rock Row uses permeable paving for safe pedestrian circulation.
Pedestrian Connectivity
2. Fences and Walls
Decorative fences/walls along streets and open spaces (max 3.5 ft)
Yard fences along subdivision perimeter (max 6 ft)
Must provide entry points for each lot
Examples: June Street Collection and Gaspar SLS integrate decorative street-facing fences.
Fences and Walls
C. Landscaping
1. Landscaping, Common Open Space, and Amenities
All non-building areas must be attractively landscaped.
Common open spaces must:
Be open to sky
Minimum 300 sq. ft., min 15 ft dimension
Connected and accessible
Multi-functional (active/passive/social uses)
Include features such as patios, benches, gardens, pools, dog washing stations
Yards facing streets must have landscaping and amenities for visual appeal and livability.
Landscaping & Common Open Space
D. Mixed-Use Small Lots
Ground-floor commercial uses allowed; must be visually distinct from residential upper floors.
Separate commercial entrances accessible from the street, open during business hours.
Storefronts: ≥50% transparent windows/doors
Signage max 14 feet height
Example: Eagle Rock mixed-use development integrates commercial tenants seamlessly with residential homes.
Mixed Use Small Lots
E. Bungalow Courts and Existing Structures
Maintain existing driveways, pathways, and open space.
Pedestrian pathways ≥3 feet; narrower paths may remain but cannot be reduced further.
Historic structures must comply with Secretary of the Interior’s Standards.
New dwellings must comply with Sections A–C.
Non-built areas must be landscaped and maintained.
Example: Morton Village combines 15 new rear units with 3 remodeled street-facing bungalows, preserving historic charm.
Conclusion
Los Angeles’ Small Lot Design Standards balance density, aesthetics, and livability. Key elements include:
Thoughtful dwelling orientation
Distinct, articulated entryways
Varied façades and rooflines
Clear pedestrian pathways
Landscaped open spaces
These standards ensure small lot projects are visually engaging, context-sensitive, and pedestrian-friendly, providing high-quality infill housing across Los Angeles neighborhoods.
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FAQs About Small Lot Design Guidelines
What is a small lot subdivision and why is it used?
A small lot subdivision lets a larger property be split into multiple smaller lots that can each have their own home. It’s used to create more housing in urban areas where land is limited and expensive. Unlike condominiums, each home on a small lot is owned outright (fee‑simple). This helps create affordable housing, better land use, and more homeownership options in cities like Los Angeles.
What are the Small Lot Design Standards?
Small Lot Design Standards are specific rules used to shape how homes on small lots look and function. They cover things like how houses face the street (orientation), where front doors go, how the rooflines are designed, how façades look, landscaping, pedestrian access, and open space. These standards help ensure that small lot homes fit well with the neighborhood and are livable.
When is Administrative Clearance required?
City planning staff reviews small lot projects through Administrative Clearance to ensure they follow the design standards before moving forward. Applicants must file it along with the subdivision map application or any building permit that changes the exterior design. Staff completes this review before granting final approval, confirming that the project complies with city rules.
Are there design elements that small lot homes must follow?
Yes — all small lot homes must meet design guidelines that improve quality and neighborhood fit. These include:
Front orientation and entry design (easy to find and welcoming).
Façade articulation (interesting exterior materials and details).
Roofline variation and massing changes (break up long walls).
Pedestrian paths and landscaping to create safe, pleasant access.
What types of projects need to comply with these standards?
Almost all new small lot subdivisions must follow the design standards. Whether you’re building a cluster of homes, a mixed‑use building (homes + shops), or converting existing homes like bungalow courts, the appropriate sections of the standards must be met. If you add new homes to an existing structure or court, the standard design sections still apply.
Are any small lot projects exempt from design review?
Some small projects are not subject to design review or Administrative Clearance, especially if the work doesn’t change the outside look or structure. Typical examples include:
Re‑roofing without changing roof shape
Fixing foundations
Installing mechanical equipment
Roof‑mounted solar panels
Exterior lighting
These are generally exempt because they don’t affect the design standards.
Do small lot subdivisions have special map rules?
Yes. Small lot subdivisions in Los Angeles require a special tract map or parcel map for approval. These maps must show easements for utilities and pedestrian/vehicle access, illustrate the site plan, and comply with minimum lot standards. Planning staff review these maps to make sure everything — from driveways to utilities — works well for all future homes. LA Conservancy
How do small lot subdivisions work with General Plans?
Small lot projects must be consistent with the city’s General Plan and any relevant community plans in order to be approved. The Small Lot Ordinance and the Design Standards work with, and in some cases override, other planning documents — unless an overlay or specific plan specifically says otherwise. This ensures new development fits long‑term city goals. Los Angeles City Planning
What is the difference between small lot ownership and condos?
Small lot homes are fee simple — you own the land and the home outright — unlike most condominiums where you own the unit but not the land it sits on. This means small lot owners have more control and usually lower insurance and liability costs. The homes also have separate foundations and walls, so each home behaves like a traditional house even in a clustered setting. Modative
Content courtesy: LA Lot Design Standards
