Los Angeles County Municipal Code Part 4 Lots

A.

Each lot in any division of land shall have an area not less than either the required area or what will be the required area at the time of the submission of the final map or parcel map for approval for the zone in which the lot or any portion thereof is located. Each lot shall have an average width of not less than the required width, or what will be the required width at the time of the submission of the final map or parcel map for approval, or shall contain an area of not less than such required area within a portion which does have an average width of not less than such required width, except as provided in Sections 21.24.280 or 21.24.360 or 21.24.370. The required area and the required width shall be the same as those terms are defined, respectively, in the Zoning Ordinance set out at Title 22 of this code. Where the Zoning Ordinance does not establish a required area or a required width in a particular zone, the required area shall be 5,000 feet and the required width shall be 50 feet.

B.

If any lot is in more than one zone, then the area and width thereof shall be not less than the area and width requirements, respectively, in that zone in which any part of the lot is located which has the largest area requirement and in that zone in which any part of the lot is located which has the greatest width requirement.

C.

This section does not apply to any lot which the subdivider offers to deed or dedicate to the public.

D.

Where public sewers are not available and private sewage disposal is to be used, every lot or parcel or building site shall be of sufficient size to provide for satisfactory sewage disposal for the land use intended.

(Ord. 9071 § 5 (part), 1966: Ord. 7831 § 1, 1960; Ord. 7694 § 1, 1959; Ord. 7634 § 5, 1959; Ord. 7345 § 5, 1958; Ord. 6365 § 1, 1954: Ord. 6251 § 1, 1953: Ord. 4478 Art. 5 § 71, 1945.)

A.

In lieu of compliance with subsection A of Section 21.24.240, the plan of subdivision may comply with the requirements of Section 21.24.260 if the advisory agency determines:

That due to sloping terrain, the topographic features within the division of land will be better utilized if a portion of the lots in such division are less in area than the applicable designation;

That a final map or parcel map of the division of land or any part thereof will not be filed unless the average area of all lots on such map or maps is not less than the applicable zoning designation;

That the lots having a reduced area will be compatible in design to adjacent facing and siding lots of abutting development;

That all lots which are not reduced in area shall comply with subsection A of Section 21.24.240.

B.

Lots which have been averaged in area with one or more other lots on a final map or parcel map in order to comply with the provisions of this section shall not be resubdivided or otherwise divided unless the advisory agency finds that the division will not reduce the average area of the lots resulting from the division and any remaining lots shown on the final map or parcel map below the applicable zoning designation.

(Ord. 9721 § 6, 1969: Ord. 9071 § 5 (part), 1966: Ord. 8042 § 1 (part), 1961: Ord. 4478 Art. 5 § 71.1, 1945.)

When the advisory agency has made all of the findings listed in Section 21.24.250, not to exceed 43 percent of the lots in the division of land may have less than the required area if they all have an area and average width not less than that shown on the following table.

Reduced Lot Table

(Ord. 9071 § 6, 1966: Ord. 8042 § 1 (part), 1961: Ord. 4478 Art. 5 § 71.2, 1945.)

A.

If the advisory agency has approved and recommended to the board of supervisors a reduction of the required area or required width, or both, and is of the opinion there is a reasonable probability that prior to the submission of the final map for approval or the parcel map for filing with the county recorder, the required area or required width or both will be reduced by action of the board of supervisors, it may conditionally approve a tentative map having one or more lots with less than the required area or width, or both.

B.

Such approval of the tentative map shall not be effective unless and until the required area or required width or both are so reduced by the adoption of an ordinance by the board of supervisors and such ordinance has become effective and all lots in the division of land comply with Section 21.24.240, or with 21.24.240 as modified pursuant to Section 21.52.010.

(Ord. 9071 § 7 (part), 1966: Ord. 7694 § 2, 1959: Ord. 4478 Art. 5 § 71.5, 1945.)

No lot shall be divided by a city boundary line. Each such boundary line shall be made a lot line.

(Ord. 9071 § 7 (part), 1966: Ord. 7345 § 6, 1958: Ord. 4478 Art. 5 § 73, 1945.)

A.

The alignment of streets shall be such as to provide frontage for lots in the division of land.

B.

Exemption. The following shall be exempt from the frontage requirement of Subsection A, above:

Compact Lots.

a.

Compact lots may front a private common driveway or an alley in lieu of a street.

b.

Notwithstanding Subsection B.1.a, above, compact lots are not required to front a street, an alley, or a private common driveway, subject to all of the following:

i.

Where all parking spaces in a compact lot subdivision are provided on a parking-only lot;

ii.

The parking-only lot both abuts and is accessed via an alley or a street;

iii.

A fire lane is not required by the Fire Department; and

iv.

For example of this Subsection B.1.b, see Figure 21.24.290-A, below.

FIGURE 21.24.290-A: FRONTAGE FOR COMPACT LOTS - EXEMPTION

Parking-only lot. A parking-only lot in a compact lot subdivision may front a private common driveway or an alley in lieu of a street.

(Ord. 2020-0032 § 4, 2020; Ord. 9071 § 7 (part), 1966: Ord. 4478 Art. 5 § 72, 1945.)

Except in a compact lot subdivision, wherever practical, lot frontage at the right-of-way line shall be:

A.

40 feet or more, where a lot is oriented so that its side lot lines are radial or approximately radial to a turnaround or knuckle or to the convex side of a curved street centerline; and

B.

Equal to or greater than the average lot width, where a lot is not so oriented.

(Ord. 2020-0032 § 5, 2020; Ord. 10485 § 12, 1972: Ord. 4478 Art. 5 § 72.1, 1945.)

Where practicable, the side lines of lots shall be at an approximate right angle to the street upon which such lots front. In a compact lot subdivision, the side lines of non-street-fronting compact lots that are subject to Section 21.24.290.B.1.a shall be at an approximate right angle to the private common driveway or the alley upon which such lots front.

(Ord. 2020-0032 § 6, 2020; Ord. 4478 Art. 5 § 75, 1945.)

A. The advisory agency may disapprove the platting of flag lots where this design is not justified by topographic conditions or the size and shape of the division of land, or where this design is in conflict with the pattern of neighborhood development. If flag lots are approved, the access strip shall be provided as follows, unless the subdivision committee recommends the approval of lesser widths because of topographic conditions or the size and shape of a division of land:

In a compact lot subdivision, the vehicular access strip of a flag lot shall be at least 12 feet in width.

In all other cases, the vehicular access strip for each lot shall be at least 10 feet in width where the strip is situated contiguous to other such vehicular access strips, so as to form a common driveway, and at least 15 feet in width, where the vehicular access strip is not situated contiguous to other such vehicular access strips, unless the subdivision committee recommends the approval of lesser widths because of topographic conditions or the size and shape of a division of land.

B.

Each vehicular access strip shall be located so that, when improved as a driveway, the finished grade will not exceed 20 percent. The advisory agency may require that easements for ingress and egress be provided over common driveways for the benefit of the lots served.

(Ord. 2020-0032 § 7, 2020; Ord. 10485 § 13, 1972: Ord. 4478 Art. 5 § 72.2, 1945.)

Wherever property in a division of land is to be devoted to commercial use, special consideration shall be given to automobile parking space independent of highway curbside parking.

(Ord. 9071 § 7 (part), 1966: Ord. 4478 Art. 5 § 74, 1945.)

A.

The subdivider of a residential subdivision shall provide local park space to serve the subdivision, pay a fee in lieu of the provision of such park land in accordance with the provisions of Section 21.28.140, provide local park space containing less than the required obligation but developed with amenities equal in value to the park fee, or do a combination of the above in accordance with the requirements of this title. The extent of the local park space obligation to be satisfied by land, fees, land and amenities, or a combination of these, shall be determined by the following formula:

X = .003(UP)

Where:

X = Local park space obligation in acres.

U = Total approved number of dwelling units.

P = Column 1 for detached and attached single-family residences;

Column 2 for multi-family housing containing two to four dwelling units;

Column 3 for multi-family housing containing five or more dwelling units; and

Column 4 for mobile homes.

Average Household Size by Park Planning Area (Unincorporated Portion)*

* Sources: American Community Survey (ACS), 2018-2023 5-year Summary File (Tables B25032, B25033); Census 2010 (Tables H3, H10); Urban Research Section, Internal Services Department.

As used in this Title 21, "park planning area" (PPA) means the geographical area(s) depicted on the park planning area map of unincorporated places and described in records retained by the Department of Parks and Recreation.

The average household sizes contained in subsection A of this section shall be adjusted annually effective July 1, by the Department of Parks and Recreation, in consultation with the County Internal Services Department as follows: calculate the average household size by dwelling unit type in each park planning area using the latest American Community Survey (ACS) data released by the United States Census Bureau. The adjusted average household sizes shall apply to the residential subdivision maps that are first advertised, on or after the respective July 1 adjustment date, by the Department of Regional Planning for hearing before either a hearing officer or the Regional Planning Commission.

PPA 14, 45B: Multi-family housing (containing two to four dwelling units) figures are based on 2011-2015 ACS data.

PPA 35C: Multi-family housing (containing five or more dwelling units) figures are based on 2014-2019 ACS data

PPA 42: Mobile homes figures are based on 2008-2012 ACS data.

PPA 20: Mobile homes figures are based on 2013-2017 ACS data.

PPA 43C: Multi-family housing (containing two to four dwelling units) figures are based on 2019-2020 ACS data.

PPA 35F: Multi-family housing (containing two to four dwelling units) figures are based on 2016-2021 ACS data.

PPA 14: Mobile homes figures are based on 2017-2022 ACS data.

PPA 43B: Multi-family housing (containing two to four dwelling units) figures are based on 2017-2022 ACS data.

B.

The approved number of dwelling units within a subdivision shall be the number of dwelling units approved in the tentative tract, except that where topographic conditions, the design of the subdivision, dedications, agreements, or the restrictions of other ordinances, statutes or regulations will not, in the opinion of the advisory agency, permanently prohibit construction of dwelling units to the maximum permitted by zoning, the advisory agency may determine the maximum number of dwelling units which can be placed in such subdivision, and shall base the approved number of dwelling units within the subdivision on such maximum number.

C.

For purposes of this Title 21, "local park space" may include, but shall not be limited to: publicly or privately owned playgrounds, riding and hiking trails, tennis, basketball or other similar game-court areas, swimming pools, putting greens, athletic fields, picnic areas, and other types of natural or scenic areas as recommended by the director of parks and recreation for passive or active recreation.

D.

If the advisory agency determines that the strict application of the equation set forth in this section to a particular subdivision would result in an inequitable duplication of local park space previously provided by a subdivider or his predecessors in interest for the benefit of the land comprising the subdivision, or in a duplication of fees previously paid for the acquisition or development of such facilities, the advisory agency shall adjust the computation of required park space to the extent necessary to eliminate such duplication.

E.

The provisions of this section and of Sections 21.24.350 and 21.28.140 shall not apply to condominium projects which consist of the subdivision of air space in an existing residential building which is more than five years old (when no new units are added), or to single-family lots within a land division having a gross area 10 acres or larger.

(Ord. 2013-0009 § 1, 2013; Ord. 2004-0023 § 1, 2004; Ord. 92-0064 §§ 1, 2, 1992; Ord. 82-0258U §§ 1 and 4 (part), 1982; Ord. 82-0256 § 1, 1982; Ord. 11665 § 22, 1978; Ord. 11031 § 1, 1974; Ord. 10796 § 1, 1973; Ord. 4478 Art. 5 § 71.3, 1945.)

* Editor's note: Fee changes in this section include changes made by the director of parks and recreation due to increases in the Consumer Price Index and are effective July 1, 2025.

A.

Upon ascertaining the local park space obligation to be fulfilled by the subdivider of a residential subdivision pursuant to Section 21.24.340, the advisory agency shall review the proposed subdivision, the park and recreational needs of the future inhabitants of the subdivision, and existing or potential neighboring park and recreational facilities to determine whether all or any portion of the local park space obligation should be satisfied by the provision of park space to serve the subdivision. If the advisory agency determines that park space should be provided, the advisory agency shall advise the subdivider of the design and location of such space.

B.

If the subdivision contains more than 50 lots, the subdivider shall provide the necessary park space as determined by the advisory agency. If such park space is less than the total park space obligation required by the provisions of Section 21.24.340, the subdivider shall pay the park fees, in accordance with the provisions of Section 21.28.140, provide amenities to the park space equal in value to the park fees, or do a combination of both.

C.

If the subdivision contains 50 or fewer residential lots, provision of the park space designated by the advisory agency shall be at the option of the subdivider. If the subdivider elects to provide the park space designated by the advisory agency, the amount of park space provided shall be credited against the local park space obligation for the subdivision. The residual obligation, if any, shall be satisfied by the payment of park fees in accordance with the provisions of Section 21.28.140, the provision of amenities to the park space equal in value to the park fees, or a combination of both. If the subdivider elects not to provide the local space designated by the advisory agency, the entire local park space obligation shall be met by the payment of park fees.

D.

Determinations as to whether park space should be provided, and as to the design and location of such space and any amenities thereof, shall be made in accordance with the principles and standards for local park and recreational facilities contained in the recreation element of the general plan, the additional provisions of this Title 21, and the recommendations of the director of parks and recreation. The subdivider shall install all improvements for streets abutting the park sites as required by this Title 21.

E.

Each park site shall be physically suited for the use intended. Land which is made a part of a park site for subdivision design purposes, but which is physically unsuited for park use, shall be discounted when calculating the area of the park site provided pursuant to this section. The park space provided shall be calculated from the road right-of-way line and not from the centerline of an abutting street.

Land intended for other than trail use shall have a maximum slope of three percent. If necessary, the site shall be graded by the subdivider to achieve this slope, in accordance with plans approved by the department of parks and recreation. However, land which has an average slope of more than three percent may be credited against the park dedication requirement where the director of parks and recreation finds that special circumstances exist which would make the acceptance of such land in the public interest. Except as otherwise provided in this section, the amount of credit against the park obligation in such cases shall be calculated as follows:

Park Site Slope Credit Against Park Obligation

0—3% 100%

3.1—10% 87%

10.1—20% 56%

Over 20% 10%

Greater credit for sites in excess of three-percent slope may be given where the director of parks and recreation finds that a site contains an exceptional visual, biotic or other natural resource.

F.

If the board of supervisors determines that any of the proposed land to be provided is not suitable for park use, it may reject all or any portion of the offer to provide, and in that event the subdivider shall pay the appropriate fee in accordance with the provisions of Section 21.28.140.

G.

Nothing in this section shall be construed to relieve the subdivider from providing park or recreational space required by the Zoning Ordinance set out at Title 22 of this code, or by the provision of variances or permits granted pursuant to the Zoning Ordinance, nor shall any provision of this section be construed to require the county to accept land for park purposes which is unsuited for park use.

(Ord. 82-0256 § 2, 1982: Ord. 10796 § 2, 1973: Ord. 4478 Art. 5 § 71.4, 1945.)