Division 2C.4 — FLOOR AREA RATIO & HEIGHT

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City of Los Angeles Zoning Code Chapter 1A

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Floor area ratio or FAR is defined as the measurement of the total foor areal of all buildings on a lot in

relation to the size of the lot.

A. Intent

The intent of the standards of this Section (Floor Area Ratio (FAR)) is to regulate the bulk and

massing of buildings on a lot.

B. Applicability

Floor area ratio standards apply to new construction or a lot modifcationi . When the foor area l

ratio standards apply, they apply to all buildings and structures located on a lot.

C. Standards

1. Base

A lot shall not exceed the maximum base foor area ratiol without meeting the requirements of Article 9. (Public Benefit Systems), or an applicable Specifc Plan,i Supplemental District, or

Special Zone.

2. Tier 1 Bonus

a. A lot may exceed the base foor area ratiol up to the maximum tier 1 bonus foor area ratiol

of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program)

if the participating project provides the required restricted afordable unitf s.

b. Projects participating in incentive programs intended to implement State law, including the

State Density Bonus Program (Sec. 9.2.1.), the Affordable Housing Incentive Program (Sec.

9.2.2.), the Opportunity Corridors Housing Incentive Program (Sec. 9.2.3.), the Corridor

Transitions Incentive Program (Sec 9.2.4.), Transit Oriented Incentive Program (Sec. 9.2.5.),

the Permanent Supportive Housing Incentive Program (Sec. 9.4.1.), or the Accessory

Dwelling Unit Incentive Program (Div. 9.5.), may exceed the maximum tier 1 bonus foor l

area ratio of the applied Form District (Part 2B.) .

3. Tier 2 Bonus

a. A lot may exceed the base foor area ratiol up to the maximum tier 2 bonus foor area l

ratio as allowed in Div. 9.3. (Community Benefits Program), or an applicable Specifc Plani,

Supplemental District, or Special Zone, if the participating project provides the required restricted afordable unitf s and additional public benefits.

b. Projects participating in incentive programs intended to implement State law, including the

State Density Bonus Program (Sec. 9.2.1.), the Affordable Housing Incentive Program (Sec.

9.2.2.), the Opportunity Corridors Housing Incentive Program (Sec. 9.2.2.), the Corridor

Sec. 2C.4.1. (Floor Area Ratio (FAR)) | 2-75 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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Transitions Incentive Program (Sec 9.2.3.), Transit Oriented Incentive Program (Sec. 9.2.4.),

the Permanent Supportive Housing Incentive Program (Sec. 9.4.1.), or the Accessory

Dwelling Unit Incentive Program (Div. 9.5.), may exceed the maximum tier 2 bonus foor l

area ratio of the applied Form District (Part 2B.) .

D. Measurement

1. FAR is calculated by dividing the total foor areal on a lot by the lot area.

2. For the measurement of foor areal, see Sec. 14.2.7. (Floor Area) .

3. For the purpose of calculating FAR, portions of a lot designated for private streets may be

counted as lot area. For the measurement of lot area, see Sec. 2C.1.1. (Lot Area) .

4. For the purpose of calculating FAR, lot area is the same as buildable area referred to in the

City of Los Angeles Charter, Article I. (Incorporation and Powers), Sec. 104. (e) (Floor Area

Restriction) .

5. The Downtown Community Plan Implementation Overlay may define and measure buildable

area differently than outlined in Paragraph 4. above for the purpose of calculating the

maximum foor areal using bonus FAR.

E. Exceptions

For existing nonconforming building exceptions, see Sec. 12.2.2. (Floor Area Ratio & Height

Exceptions) .

F. Relief

1. Additional FAR may be granted as a variance in accordance with Sec. 13B.5.3. (Variance) .

2. For projects that include multiple parcels having different applied Form Districts (Part 2B.), foorl

area averaging across the development site may be granted, in accordance with Sec. 13B.2.2.

(Class 2 Conditional Use Permit) .

a. Supplemental Findings

In addition to the findings in Sec. 13B.2.2. (Class 2 Conditional Use Permit), the Zoning Administrator shall also find that the project meets the following conditions:

i. The project meets the definition of unifed developmenti,

ii. All lots included in the project have a Commercial-Mixed Use District (Div. 5B.5.),

Industrial-Mixed Use District (Div. 5B.6.), or Industrial Use District (Div. 5B.7.) applied,

or the project is located entirely in the Downtown Community Plan Area and all lots

included in the project have a Residential-Mixed Use District (Div. 5B.4.), Commercial-

Mixed Use District (Div. 5B.5.), Industrial-Mixed Use District (Div. 5B.6.), or Industrial Use

District (Div. 5B.7.) applied.

Sec. 2C.4.1. (Floor Area Ratio (FAR)) | 2-76 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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iii. The total foor areal of all structures on an individual lot may only exceed the FAR

allowed pursuant to the applied Form District (Part 2B.) if the total foor areal across

all lots in the unifed developmenti does not exceed the sum of the maximum FAR calculated based on the maximum FAR specified by each applied Form District (Part

2B.) .

b. Supplemental Procedures

If the Zoning Administrator approves foor areal averaging, then prior to the issuance of any building permits the property owner shall file with the Department of Building and Safety a covenant running with the land that specifies the following:

i. The operation and maintenance of the development as a unifed developmenti is

continued into perpetuity;

ii. The foor areal used and the remaining unbuilt foor areal, if any, is allocated to each lot;

iii. The unifying design elements are maintained and continued into perpetuity;

iv. The covenant is binding on all assigns and successors in interest; and

v. An individual or entity is specified to be responsible and accountable for compliance

and the fee for the annual inspection of compliance by the Department of Building

and Safety, required pursuant to Sec. 15.3.12. (Annual Inspection of FAR Averaging &

Density Transfer Covenants) .

Sec. 2C.4.1. (Floor Area Ratio (FAR)) | 2-77 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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Height in feet is defined as the vertical dimension of a building or structure measured in feet.

A. Intent

The intent of the standards of this Section (Height In Feet) is to provide adequate light, air, safety,

and to protect the character of an area and the interests of the general public.

B. Applicability

Height in feet standards apply to all new construction or an exterior modifcationi on a lot where the applied Form District (Part 2B.) specifies a maximum height in feet standard.

C. Standards

1. Buildings and structures shall not exceed the base maximum height in feet without meeting

Div. 9.3. (Community Benefits Program), or an applicable Specifc Plani, Supplemental District,

or Special Zone

2. Tier 1 Bonus

a. Buildings and structures may exceed the base maximum height in feet up to the tier 1

bonus height of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program), if the participating project provides the required restricted afordable f

units.

b. Projects participating in incentive programs intended to implement State law, including the

State Density Bonus Program (Sec. 9.2.1.), the Affordable Housing Incentive Program (Sec.

9.2.2.), the Opportunity Corridors Housing Incentive Program (Sec. 9.2.3.), the Corridor

Transitions Incentive Program (Sec 9.2.4.), Transit Oriented Incentive Program (Sec. 9.2.5.),

the Permanent Supportive Housing Incentive Program (Sec. 9.4.1.), or the Accessory

Dwelling Unit Incentive Program (Div. 9.5.), may exceed the maximum tier 1 bonus height

of the applied Form District (Part 2B.) .

3. Tier 2 Bonus

a. Buildings and structures may exceed the maximum height in feet up to the maximum

tier 2 bonus height of the applied Form District (Part 2B.) if allowed pursuant to Div. 9.3. (Community Benefits Program), or an applicable Specifc Plani, Supplemental District, or

Special Zone, if the participating project provides the required restricted afordable unitf s and additional public benefits.

b. Projects participating in incentive programs intended to implement State law, including the

State Density Bonus Program (Sec. 9.2.1.), the Affordable Housing Incentive Program (Sec.

9.2.2.), the Opportunity Corridors Housing Incentive Program (Sec. 9.2.3.), the Corridor

Transitions Incentive Program (Sec 9.2.4.), Transit Oriented Incentive Program (Sec. 9.2.5. ),

Sec. 2C.4.2. (Height in Feet) | 2-78 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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the Permanent Supportive Housing Incentive Program (Sec. 9.4.1.), or the Accessory

Dwelling Unit Incentive Program (Div. 9.5.), may exceed the maximum tier 2 bonus height

of the applied Form District (Part 2B.) .

D. Measurement

1. Maximum height in feet is measured as the vertical distance from grade plane to the top of the

roof structure. One or more grade plane modules may be established for each building, as

shown below. See Sec. 14.2.9.D. (Building Module Method) .

Module 2 Module 3

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2. Regardless of established grade plane, buildings shall also comply with ground foor elevationl

standards in Article 3. (Frontage) .

E. Exceptions

1. The following are allowed beyond the maximum height in feet, as specified below:

Sec. 2C.4.2. (Height in Feet) | 2-79 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

ALLOWED VERTICAL ENCROACHMENTS

City of Los Angeles Zoning Code Chapter 1A

2. Modifications to existing structures may encroach beyond the limitations of the

Allowed Vertical Encroachments table, pursuant to Paragraph 1. above, only where such limitations conflict with California State Accessibility Standards or Fire Code. When greater

encroachments are necessary, the vertical encroachment shall extend the minimum amount

necessary to achieve compliance.

F. Relief

1. Increased building maximum height in feet of 20 percent or less may be granted in

accordance with Sec. 13B.5.2. (Adjustment) .

2. Increased vertical encroachments of 20 percent or less may be granted in accordance with

Sec. 13B.5.2. (Adjustment) .

3. Increased maximum building height in feet or vertical encroachments may be granted as a

variance in accordance with Sec. 13B.5.3. (Variance) .

Sec. 2C.4.2. (Height in Feet) | 2-80 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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Height in stories is defined as the vertical dimension of a building measured in stories.

A. Intent

1. Maximum height in stories standards are intended to provide adequate light, air, safety, and

to protect the character of an area and the interests of the general public. Intended to help

provide variation in building heights, maximum height in stories standards help ensure that story heights are not reduced to fit within a maximum height in feet.

2. Minimum height in stories standards are intended to provide a method of establishing a

minimum level of intensity on a lot, and ensure that lots are not underdeveloped.

B. Applicability

1. Maximum height in stories standards apply to new construction or an exterior modifcationi on

a lot where the applied Form District (Part 2B.) specifies a maximum height in stories standard.

2. Minimum height in stories standards apply to new construction or an exterior modifcationi on

a lot where the applied Form District (Part 2B.) specifies a minimum height in stories standard.

C. Standards

1. Minimum Height in Stories

a. General

Each portion of building width used to meet the minimum build-to width standard specified by the applied Frontage District (Part 3B.) shall contain foor areal for a depth no

less than 15 feet on every story above the ground foor elevationl, up to, and including the minimum height in stories specified by the applied Form District (Part 2B.) .

b. Bonus Minimum Height in Stories

i. When bonus minimum height in stories is specified by the applied Form District

(Part 2B.), the minimum height in stories applies only to projects utilizing bonus FAR

pursuant to Sec. 2C.4.1.C.2. (Tier 1 Bonus) or Sec. 2C.4.1.C.3. (Tier 2 Bonus) .

ii. The minimum height in stories requirement does not apply to predominantly non

residential projects. For the purposes of this rule, "predominantly non-residential"

means a project with more than 50 percent of the total foor areal allocated to non residential uses (not including uses in the eating & drinking, personal services, and

retail use groups).

Sec. 2C.4.3. (Height in Stories) | 2-81 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

2. Maximum Height in Stories

a. Base

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City of Los Angeles Zoning Code Chapter 1A

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Buildings and structures shall not exceed the base maximum height in stories without meeting Div. 9.3. (Community Benefits Program) .

b. Tier 1 Bonus

i. Buildings and structures may exceed the base maximum height in stories up to

the tier 1 bonus height of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program ), if the participating project provides the required

restricted afordable unitf s.

ii. Projects participating in incentive programs intended to implement State law, including

the State Density Bonus Program (Sec. 9.2.1.), the Opportunity Corridors Housing

Incentive Program (Sec. 9.2.3.), the Corridor Transitions Incentive Program (Sec 9.2.4.),

Transit Oriented Incentive Program (Sec. 9.2.5.), the Permanent Supportive Housing

Incentive Program (Sec. 9.4.1.), or the Accessory Dwelling Unit Incentive Program (Div.

9.5.), may exceed the maximum tier 1 bonus height of the applied Form District (Part

2B.) .

c. Tier 2 Bonus

i. Buildings and structures may exceed the maximum height in stories up to the

maximum tier 2 bonus height of the applied Form District (Part 2B) as allowed by Div. 9.3. (Community Benefits Program), or an applicable Specifc Plani, Supplemental

District, or Special Zone, if the participating project provides the required restricted afordable unitf s and additional public benefits.

ii. Projects participating in incentive programs intended to implement State law, including

the S tate Density Bonus Program (Sec. 9.2.1.), the Opportunity Corridors Housing

Incentive Program (Sec. 9.2.2.), the Corridor Transitions Incentive Program (Sec 9.2.3.),

Transit Oriented Incentive Program (Sec. 9.2.4.), the Permanent Supportive Housing

Incentive Program (Sec. 9.4.1.), or the Accessory Dwelling Unit Incentive Program (Div.

9.5.), may exceed the maximum tier 2 bonus height of the applied Form District (Part

2B.) .

D. Measurement

1. Height in stories is measured as the number of stories above the ground foor elevationl for

each module of the building as shown below. See Sec. 14.2.9.D. (Building Module Method) .

Sec. 2C.4.3. (Height in Stories) | 2-82 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

Module 2 Module 3

Height in Stories

Ground Floor

Elevation

2. For determining ground story, see Sec. 14.2.10.A. (Ground Story) .

3. Structures without Stories

a. For determining the maximum allowed height for structures that do not contain

habitable stories when the applied form district does not also regulate height in feet, the

maximum allowed height shall be determined by multiplying the maximum height in

stories by 15 feet per allowable story. This resulting product shall be the maximum height

allowed for a structure containing no habitable stories.

b. When the applied form district includes a bonus maximum height in stories, the number

of bonus stories specified shall be used to determine the maximum allowable height of

structures containing no habitable stories.

E. Exceptions

1. The following encroachments are allowed beyond the maximum height in stories, as

specified below:

Sec. 2C.4.3. (Height in Stories) | 2-83 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

ALLOWED VERTICAL ENCROACHMENTS

City of Los Angeles Zoning Code Chapter 1A

2. Modifications to existing structures may encroach beyond the limitations of the

Allowed Vertical Encroachments table, pursuant to Paragraph 1. above, only where such limitations conflict with California State Accessibility Standards or Fire Code. When greater

encroachments are necessary, the vertical encroachment shall extend the minimum amount

necessary to achieve compliance.

F. Relief

1. An increase in maximum height in stories may be granted as a variance in accordance with

Sec. 13B.5.3. (Variance) .

2. A reduction in minimum height in stories of one story may be granted in accordance with Sec.

13B.5.2. (Adjustment) .

3. A reduction in minimum height in stories may be granted as a Class 1 Conditional Use Permit.

In addition to the findings otherwise required by Sec. 13B.2.1. (Class 1 Conditional Use Permit), the Zoning Administrator shall also find that the reduction would be consistent with prevailing

heights along the block face.

Sec. 2C.4.3. (Height in Stories) | 2-84 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

4. A reduction in minimum height in stories may be granted as a variance in accordance with Sec.

13B.5.3. (Variance) .

Sec. 2C.4.3. (Height in Stories) | 2-85 Last amended by Ord. 188,478 (Resolution), Eff. 06/18/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

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City of Los Angeles Zoning Code Chapter 1A

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City Hall height restriction is defined as a restriction to the vertical dimension of a building based-on

proximity and height relative to Los Angeles City Hall.

A. Intent

The intent of the standards of this Section (City Hall Height Restriction) is to maintain the

prominence of the historic Los Angeles City Hall tower in the Downtown Civic Center area by ensuring that the height of the tower remains significantly taller than any other building

surrounding City Hall.

B. Applicability

City Hall height restriction standards apply to new construction or an exterior modifcationi on a lot where the applied Form District (Part 2B.) specifies "Yes" for City Hall height restriction.

C. Standards

1. For portions of buildings or structures within 675 feet of City Hall, no portion of a building or

structure may be located above an elevation equal to 1.5 times its distance from City Hall plus

the elevation at the base of City Hall, as measured from sea level.

2. For portions of buildings or structures located more than 675 feet from City Hall, no portion of

a building or structure may be located above the elevation of the topmost point of City Hall.

CITY HALL HEIGHT RESTRICTION

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Sec. 2C.4.4. (City Hall Height Restriction) | 2-86 Established by Ord. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.4. (Floor Area Ratio & Height)

D. Measurement

1. Maximum Height

City of Los Angeles Zoning Code Chapter 1A

The maximum elevation of a building or portion of a building shall be calculated using the

following formula: 1.5(distance) + 295 feet = maximum elevation above sea level

Center of City Hall Tower X = -118.242757887301 Y = 34.0536897906413

The center point of the tower is considered to be located at the following geographic

coordinates:

X = -118.242757887301

Y = 34.0536897906413

3. Topmost point of City Hall Tower

The topmost point of the City Hall tower is considered to be located at 745 feet above sea

level. Any portion of a building or structure located below this elevation is considered to be

located below the topmost point of the tower.

4. Base of City Hall Tower

The base of City Hall is considered to be located at 295 feet above sea level.

E. Relief

An increase in building height above the City Hall height restriction may be granted as a variance in

accordance with Sec. 13B.5.3. (Variance) .

Sec. 2C.4.4. (City Hall Height Restriction) | 2-87 Established by Ord. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

[ FORM - FRONTAGE - STANDARDS ] [ USE - DENSITY ] Div. 2C.5. (Building Mass)