Los Angeles faces a notable paradox in its ongoing housing crisis: while thousands of homes remain out of reach for many residents, the city has over 20,000 vacant lots zoned for residential development. In response, a new initiative aims to transform these small parcels into affordable, multiunit housing that could expand attainable homeownership in the city.
The program, known as “Small Lots, Big Impacts,” is led by UCLA’s cityLAB in partnership with community development group Genesis L.A. and supported by a coalition including the city of Los Angeles, the private-public alliance LA4LA, and BMO Bank. The initiative seeks to demonstrate how underutilized, privately owned lots—typically a quarter-acre or smaller and without existing structures—can accommodate small-scale “gentle density” housing. Such developments would include duplexes, fourplexes, townhomes, or slightly larger complexes with five or more units, sold individually to homebuyers.
Until recently, nearly 75% of Los Angeles’ residential zones restricted development to single-family homes, contributing to limited homeownership options. However, changes in state zoning laws have eased restrictions, opening more areas to mid-density construction. Advocates say this creates an opportunity to build homes that are more affordable, particularly starter homes that have been largely absent since the post-World War II era.
Emmanuel Proussaloglou, co-director of cityLAB, described affordable homeownership as “a big hole in the market” that the program aims to address. The approach focuses on modestly increasing density without drastically altering neighborhood character, a balance that proponents believe can reduce community opposition often seen with larger developments.
The initiative has chosen three designer-developer teams to pilot diverse housing models. One team, led by architect Christian Stayner, plans to convert a nearly 6,000-square-foot lot on the Eastside into a six-unit complex with individually owned homes. Stayner highlighted that past financial and regulatory barriers had stalled similar projects but that support from cityLAB and legislative changes have now created viable conditions to proceed.
The other two teams intend to pursue different strategies: one is exploring alternative ownership arrangements such as cooperatives, and the other aims to speed construction through prefabricated materials. These varied approaches are intended to offer replicable models to inspire future developments across the city.
The program provides regulatory and financial support, including low-interest loans to help get projects off the ground. A portion of units in each development will be reserved for low- and middle-income buyers to enhance affordability.
Dana Cuff, cityLAB director, emphasized that this pilot phase will serve as a proof of concept for a new generation of starter homes in Los Angeles. “It’s feasible at lower entry prices,” she said, highlighting the benefits of increased housing options that maintain outdoor access, community feel, and individual ownership.
The teams expect to begin construction by next summer, aiming to set a precedent that could help alleviate some of Los Angeles’ longstanding housing challenges through innovative use of existing vacant lots.