Los Angeles Zoning Code — LAMC Chapter 1A Div. 2C.4 Floor

Sec. 2C.4.1. FLOOR AREA RATIO (FAR)¶

Floor area ratio or FAR is defined as the measurement of the total floor area 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 modification. When the floor area ratio standards apply, they apply to all buildings and structures located on a lot.

c. Standards

1. Floor Area Ratio (FAR)

A lot shall not exceed the maximum floor area ratio specified in the applied Form District (Part 2B.) .

2. Base

When floor area ratio (FAr) is further specified by “Base”, in the applied Form District (Part 2B.) , a lot shall not exceed the maximum Base floor area ratio without meeting the requirements of Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

3. Bonus

When floor area ratio (FAr) is further specified by “Bonus”, in the applied Form District (Part 2B.) , a lot may exceed the maximum Base floor area ratio up to the maximum Bonus floor area ratio as allowed in Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

4. Tier 1 Bonus

When floor area ratio (FAr) is further specified by “tier 1 Bonus”, in the applied Form District (Part 2B.) , a lot may exceed the Base floor area ratio up to the maximum tier 1 bonus floor area ratio of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

5. Tier 2 Bonus

When floor area ratio (FAr) is further specified by “tier 2 Bonus”, in the applied Form District (Part 2B.) , a lot may exceed the Base floor area ratio and tier 1 bonus floor area ratio up to the maximum tier 2 bonus floor area ratio as allowed in Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

| 2-87

Sec. 2C.4.1. (Floor Area Ratio (FAR)) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

D. Measurement

FAr is calculated by dividing the total floor area on a lot by the lot area.
For the measurement of floor area, see Sec. 14.2.7. (Floor Area) .
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) .
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) .
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 floor area using bonus FAr.

e. Exceptions

For existing nonconforming building exceptions, see Sec. 12.2.2. (Floor Area Ratio & Height Exceptions) .
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 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 floor area ratio or any applicable bonus FAr of the applied Form District (Part 2B.) .

F. Relief

For existing nonconforming building exceptions, see Sec. 12.2.2. (Floor Area Ratio & Height Exceptions) .
For projects that include multiple parcels having different applied Form Districts (Part 2B.) , floor area averaging across the development site may be granted, in accordance with Sec. 13B.2.2. (Class 2 Conditional Use Permit) .

| 2-88

Sec. 2C.4.1. (Floor Area Ratio (FAR)) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

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 unified development,
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.) , CommercialMixed Use District (Div. 5B.5.) , Industrial-Mixed Use District (Div. 5B.6.) , or Industrial Use District (Div. 5B.7.) applied.
iii. the total floor area of all structures on an individual lot may only exceed the FAr allowed pursuant to the applied Form District (Part 2B.) if the total floor area across all lots in the unified development 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 floor area 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 unified development is continued into perpetuity;
ii. the floor area used and the remaining unbuilt floor area, 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) .

| 2-89

Sec. 2C.4.1. (Floor Area Ratio (FAR)) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

Exceptions & meaning →

Sec. 2C.4.2. HEIGHT IN FEET¶

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

c. Standards

Buildings and structures shall not exceed the maximum height in feet specified in the applied Form District (Part 2B.) .

D. Measurement

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) .

[Figure]

| 2-90

Sec. 2C.4.2. (Height in Feet) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

regardless of established grade plane, buildings shall also comply with ground floor elevation standards in Article 3. (Frontage) .

e. Exceptions

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

ALLOWED VERTICAL ENC	ROACHMEN Form	TS District Height	(max)
	45' or less	> 45' to 90'	> 90'
Mechanical/Electrical Equipment: Roof Mounted (Sec. 14.2.5.B.1.b.)
encroachment (max)	3'	5'	10'
Setback from roof edge (min)	3'	3'	5'
Architectural Elements (Sec. 14.2.5.B.1.c.)
encroachment (max)	5'	5'	10'
Setback from roof edge (min)	3'	3'	5'
Vertical Circulation (Sec. 14.2.5.B.1.d.)
encroachment (max)	10'	20'	20'
Setback from roof edge (min)	0'	0'	0'
SafetyBarriers (Sec. 14.2.5.B.1.e.)
encroachment (max)	6'	6'	6'
Setback from roof edge (min)	0'	0'	0'
Unenclosed Structures (Sec. 14.2.5.B.1.f.)
encroachment (max)	8'	8'	8'
Setback from roof edge (min)	5'	5'	5'
Flatwork (Sec. 14.2.5.B.1.g.)
encroachment (max)	2.5'	2.5'	2.5
Setback from roof edge (min)	1'	1'	1'
Vegetation (Sec. 14.2.5.B.1.h.)
encroachment (max)	unlimited	unlimited	unlimited
Setback from roof edge (min)	1'	1'	1'

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.
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 height in feet of the applied Form District (Part 2B.) .

| 2-91

Sec. 2C.4.2. (Height in Feet) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

F. Relief

increased building maximum height in feet of 20 percent or less may be granted in accordance with Sec. 13B.5.2. (Adjustment) .
increased vertical encroachments of 20 percent or less may be granted in accordance with Sec. 13B.5.2. (Adjustment) .
increased maximum building height in feet or vertical encroachments may be granted as a variance in accordance with Sec. 13B.5.3. (Variance) .

| 2-92

Sec. 2C.4.2. (Height in Feet) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

Exceptions & meaning →

Sec. 2C.4.3. HEIGHT IN STORIES¶

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

A. Intent

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.
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

Maximum height in stories standards apply to new construction or an exterior modification on a lot where the applied Form District (Part 2B.) specifies a maximum height in stories standard.
Minimum height in stories standards apply to new construction or an exterior modification on a lot where the applied Form District (Part 2B.) specifies a minimum height in stories standard.

c. Standards

1. Maximum Height in Stories

a. Buildings and structures shall not exceed the "Height in stories (max)” specified in the applied Form District (Part 2B.) .
b. When height in stories is further specified by “Maximum”, buildings and structures shall not exceed the Maximum height in stories. When “None” is indicated, there is no limitation to building and structure height except if a minimum story height is required.

2. Minimum Height in Stories

a. When height in stories is further specified by “Minimum”, portions of a building and structure shall be built to the minimum height in stories specified, as follows:
- i. Only those portions of the building fulfilling the build-to width standard in the applicable Frontage District (Part 3B.) are required to be built to the minimum height in stories.
- ii. each portion of building width used to meet the minimum build-to width standard specified by the applied Frontage District (Part 3B.) shall contain floor area for a depth no less than 15 feet on every story above the ground floor elevation up to the minimum height in stories specified by the applied Form District (Part 2B.)

| 2-93

Sec. 2C.4.3. (Height in Stories) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

b. When height in stories is further specified by “Minimum (Bonus)” the following standards apply:
- i. the minimum height in stories applies only to projects utilizing bonus FAr.
- ii. the minimum height in stories requirement does not apply to predominantly nonresidential projects. For the purposes of this rule, "predominantly non-residential" means a project with more than 50 percent of the total floor area allocated to non- residential uses (not including uses in the eating & drinking, personal services, and retail use groups).
iii. Only those portions of the building fulfilling the build-to width standard in the applicable Frontage District (Part 3B.) are required to be built to the minimum height in stories.
- iv. each portion of building width used to meet the minimum build-to width standard specified by the applied Frontage District (Part 3B.) shall contain floor area for a depth no less than 15 feet on every story above the ground floor elevation up to the minimum height in stories specified by the applied Form District (Part 2B.) .

3. Base

When height in stories is further specified by “Base”, buildings and structures shall not exceed the Base maximum height in stories without meeting the requirements of Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

4. Bonus

When height in stories is further specified by “Bonus”, buildings and structures may exceed the Base maximum height in stories up to the bonus height of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

5. Tier 1 Bonus

When height in stories is further specified by “tier 1 Bonus”, 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) , or an applicable Specific Plan, Supplemental District, or Special Zone.

6. Tier 2 Bonus

When height in stories is further specified by “tier 2 Bonus”, buildings and structures may exceed the Base maximum height in stories and maximum tier 1 bonus height up to the maximum tier 2 bonus height of the applied Form District (Part 2B.) as allowed in Div. 9.3. (Community Benefits Program) , or an applicable Specific Plan, Supplemental District, or Special Zone.

| 2-94

Sec. 2C.4.3. (Height in Stories) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

D. Measurement

Height in stories is measured as the number of stories above the ground floor elevation for each module of the building as shown below. See Sec. 14.2.9.D. (Building Module Method) .

[Figure]

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.

| 2-95

Sec. 2C.4.3. (Height in Stories) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

e. Exceptions

the following encroachments are allowed beyond the maximum height in stories, as specified below:

ALLOWED VERTICAL E	NCROACHM Form	ENTS District Height (m	ax) More than 7
	3 Stories or Less	3 to 7 Stories	Stories
Mechanical/Electrical Equipment: Roof Mounted (Sec. 14.2.5.B.1.b.)
encroachment (max)	3'	5'	10'
Setback from roof edge (min)	3'	3'	5'
Architectural Elements (Sec. 14.2.5.B.1.c.)
encroachment (max)	5'	5'	10'
Setback from roof edge (min)	3'	5'	5'
Vertical Circulation (Sec. 14.2.5.B.1.d.)
encroachment (max)	10'	20'	20'
Setback from roof edge (min)	0'	0'	0'
SafetyBarriers (Sec. 14.2.5.B.1.e.)
encroachment (max)	6'	6'	6'
Setback from roof edge (min)	0'	0'	0'
Unenclosed Structures (Sec. 14.2.5.B.1.f.)
encroachment (max)	8'	8'	8'
Setback from roof edge (min)	5'	5'	5'
Flatwork (Sec. 14.2.5.B.1.g.)
encroachment (max)	2.5'	2.5'	2.5'
Setback from roof edge (min)	1'	1'	1'
Vegetation (Sec. 14.2.5.B.1.h.)
encroachment (max)	unlimited	unlimited	unlimited
Setback from roof edge (min)	1'	1'	1'

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.
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. 9.2.2.) , 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 height in stories or any applicable bonus height of the applied Form District (Part 2B.) .

| 2-96

Sec. 2C.4.3. (Height in Stories) Last amended by Ord. 189,007, Eff. 08/20/2026

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.4. (Floor Area Ratio & Height)

City of Los Angeles Zoning Code Chapter 1A

F. Relief

An increase in maximum height in stories may be granted as a variance in accordance with Sec. 13B.5.3. (Variance) .
A reduction in minimum height in stories of one story may be granted in accordance with Sec. 13B.5.2. (Adjustment) .
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.
A reduction in minimum height in stories may be granted as a variance in accordance with Sec. 13B.5.3. (Variance) .

| 2-97

Sec. 2C.4.3. (Height in Stories) Last amended by Ord. 189,007, Eff. 08/20/2026

[Figure]

[ FORM - FrONtAGe - StANDArDS ] [ USe - DeNSitY ] Div. 2C.5. (Building Mass)

City of Los Angeles Zoning Code Chapter 1A

Exceptions & meaning →