Small-Lot Planning Study for the San Joaquin Valley

The San Joaquin Valley Small-lot Planning Study investigates small-lot housing development feasibility in the eight-county region of the San Joaquin Valley. For the purpose of this Study, “small-lot single-family” is defined as residential developments built on lots or parcels smaller than 6,000 square feet in area. The Study is intended to inform elected officials, city managers, and community development directors about benefits of small-lot development to help meet local housing needs in the Valley, as well as to encourage jurisdictions to implement small-lot single-family development to increase housing capacity, mobility, and choice. As many jurisdictions throughout the Valley are experiencing increased construction and housing costs, small-lot single-family housing can function as a more affordable alternative to traditional single-family development on lots larger than 6,000 square feet, which are common throughout the Valley.

There has been a limited amount of small-lot single-family development in the San Joaquin Valley to date. While some Valley jurisdictions have incorporated small-lot single-family development, most Valley jurisdictions only permit single-family development on lots smaller than 6,000 square feet through a planned unit development or conditional use permit process. Additionally, various factors including neighborhood opposition, perceived risk by developers, development fees and standards, and production costs can further constrain small-lot development. This Study identifies and explores each of these issues and discusses opportunities for addressing existing constraints to small-lot single-family development through changes to local policy and zoning requirements. The Study addresses the following key questions:

1. In the current single-family market, what is considered a small lot?
2. What is driving interest in reduced lot sizes?
3. Where has small-lot single-family development occurred in the San Joaquin Valley?
4. What are the constraints preventing developers from building small-lot single-family homes?
5. How can jurisdictions encourage small-lot single-family development in the San Joaquin Valley?

The Study is organized into five sections. Chapter 1: Introduction and Purpose provides a brief overview of the topic and the intent of the Study. Chapter 2: Existing Conditions and Trends provides a brief assessment of housing needs in the San Joaquin Valley. Chapter 3: Market Conditions and Feasibility Analysis documents regional real estate market conditions and provides a financial feasibility analysis based on representative case studies. Chapter 4: Issues and Opportunities identifies issues and opportunities related to small-lot single-family development, as reported by Valley developers, planners, and non-profit housing providers through stakeholder interviews with the Project Team. Chapter 5: Implementation summarizes best practices for implementing small-lot single-family development, including guidance related to evaluating current zoning standards and design requirements, and a sample small-lot subdivision ordinance.

Awards Received:
2025 SJV Blueprint Award of Merit: Planning Project/Program
2025 APACA CenCal Award of Excellence: 2025 Focused Planning Issue

Jim Harnish, Project Director
Ryan Lester, Project Manager
Michael Gibbons, Project Manager

Mintier Harnish

Michael Sigala, SJV REAP, Sigala Inc.
Robert Phipps, FCOG, Executive Director

• Stakeholder Interviews
• Online flyer/social media posts