A single-family home near Penmar Park in Venice is positioned to give way to seven new homes, according to a planning application for the property at 1321 E. Palms Boulevard. The filing calls for subdividing the site into seven separate lots, with a new home planned for each one.
The project, first reported by Urbanize LA, would be developed by Mosaic Development, with Design Studio Void serving as architect. Per the filing, the planned structures would rise three stories and include a mix of two- and three-bedroom floor plans. Parking for the homes is planned on the ground floor or at street level on the exterior of each structure.
A State Law Fast-Tracks Small Subdivisions
According to the filing, the Palms Boulevard project will utilize SB 1123 streamlining provisions. The law falls under California's Starter Home Revitalization Act, which Los Angeles City Planning says is designed to increase homeownership opportunities by streamlining the subdivision approval process for projects resulting in up to 10 new parcels or dwelling units, according to Los Angeles City Planning.
The agency notes that the Starter Home Revitalization Act was recently amended by SB 1123 and AB 130, both of which took effect July 1, 2025, with earlier amendments from SB 684 having taken effect July 1, 2024. The city has also described a proposed Starter Home Ordinance that would implement the law as a streamlined pathway for qualifying for-sale housing projects of up to 10 homes, per a separate planning department page on the Missing Middle LA public hearing process.
A Similar Project Is Already Underway Nearby
A comparable small-lot subdivision is already in the works a few blocks away along Preston Way. Plans at 1209 E. Preston Way call for subdividing an approximately quarter-acre site into four lots developed with four modular homes, the same Urbanize LA report notes. That property, located just east of Penmar Avenue, is being redeveloped by an entity called Dream Bigger Aquisitions 2, LLC, which is linked to Samara.
The four homes planned there are shown in renderings as two-story structures, each with 1,738 square feet of floor area, three bedrooms, and a private yard, with plans also calling for private garages and a shared pedestrian path. That project is likewise slated to use SB 1123 provisions, and the homes are being designed and built to the regulations of the California Department of Housing and Community Development's Factory Built Housing program.
It remains unclear whether the Palms Boulevard project has secured SB 1123 eligibility or ministerial approval from city planners, as the available filing does not include a determination on that question. For now, the plans represent another entry in a growing wave of small-lot subdivisions reshaping single-family parcels in Venice under the state's newer streamlining rules.
