For decades, the growth of density in Los Angeles has been met with resistance, as longtime residents fear that the city’s character will become compromised, resembling a crowded metropolis akin to Manhattan. This sentiment was encapsulated in the 1980s by a local group that adopted the name Not Yet New York.
Nevertheless, Los Angeles has continually demonstrated its ability to reinvent itself by drawing inspiration from its rich architectural history. Designs such as bungalow courts and dingbat apartments have historically provided housing solutions for successive waves of newcomers, embodying an informal and optimistic Southern Californian design ethos.
In light of recent challenges such as the Eaton and Palisades fires, there is a pressing need to revisit and expand upon these past development models. The city’s ongoing discussion predominantly focuses on merely rebuilding what was lost, yet a more transformative approach is warranted. The time has come not to ‘Manhattanize’ L.A., but rather to ‘Los Angelize’ it once more.
Advocates for progressive design and housing policies argue for a reimagining of the R1 zoning, a classification that emerged in Los Angeles with the Residential District Ordinance of 1908, which paved the way for single-family dwellings. This zoning received a significant boost in 1941, as new tract houses replaced farming lands near what is now Los Angeles International Airport.
A pivotal shift occurred in 2016, allowing for the development of accessory dwelling units (ADUs) — also known as granny flats or casitas — which marked a meaningful evolution in R1 neighborhoods. The surge in ADU popularity took many by surprise, with these units now constituting about one-fifth of new housing permits across California and about one-third in Los Angeles.
Despite their growing prevalence, ADUs do not suffice as a comprehensive solution to the housing crisis. Los Angeles requires a more ambitious strategy than merely adding small units incrementally. Although state laws permit the construction of up to ten apartments on a single-family lot, progress has been sluggish, as homeowners and developers remain hesitant to fully capitalize on these opportunities.
Consequently, Los Angeles finds itself at an impasse, struggling to transition from the ADU model to creating missing-middle housing at scale, even while home prices and rents continue to soar. In 2020, the city’s Low-Rise LA design challenge emerged as an effort to overcome this deadlock, prompting innovative designs that incorporate lessons learned during the COVID-19 pandemic.
Winners of this design competition conceptualized plans for additional units within existing R1 zones, illustrating that these spaces can provide not just increased rental income or additional square footage, but also functionality for families during times of crisis.
Small Lots, Big Impacts, an initiative orchestrated by cityLAB-UCLA, the Los Angeles Housing Department, and the office of Mayor Karen Bass, builds on the Low-Rise LA endeavor by targeting small, often underutilized vacant lots in the city. Research from cityLAB reveals that over 25,000 such vacant lots exist throughout Los Angeles. The initiative seeks to inspire diverse housing solutions that allow Los Angeles to grow organically, reflecting its unique urban identity rather than mimicking other cities’ models.
Recent design competition winners proposed multi-unit developments on single sites, innovatively dividing larger plots into smaller lots. Some designs featured rowhouses, creatively spaced to highlight individual homes and entries as they navigate irregular terrain. Other concepts included communal gardens opening to the street, and cohesive two-story structures that combine both clustered and standalone units that enhance connectivity.
The competition underscored the importance of establishing new models for homeownership. By subdividing land and constructing compact homes that can offer rental income while providing pathways to ownership, a fresh perspective on housing affordability emerges. This approach can empower those currently excluded from the housing market to begin building wealth and contribute to the stability of their neighborhoods.
The longstanding R1 zoning not only restricts the volume of housing but also perpetuates an exclusionary mindset: if one cannot afford a single-family home in these neighborhoods, access is denied. In contrast, many of the winning designs from the recent competition envision flexible living spaces that can accommodate various life stages.
For instance, a single development could feature units catering to single individuals, young families, and empty nesters, with the potential for gradual construction that expands as needs evolve.
As jurors of the Small Lots, Big Impacts competition, we perceive a hopeful vision for Los Angeles’s future reflected in this initiative. The real test lies ahead, as the city’s Housing Department prepares to launch a second phase, issuing an open call to developer-architect teams to develop housing on a dozen small city-owned lots, with numerous additional privately owned infill sites available for exploration.
If the winning designs come to fruition, Los Angeles will once again showcase the resilience and allure of its architectural legacy. Let Manhattan take note.
image source from：latimes
