Los Angeles — Zoning

Last reviewed: July 2, 2026

Overview

Zoning in the City of Los Angeles is governed by the Los Angeles Municipal Code (commonly referenced as Title 12 / the Zoning Code and implemented through the City’s Chapter 1 / Chapter 1A materials). The Code establishes mapped zoning districts (the Zoning Map / Zoning Code Maps), a set of use rules for those districts, and separate development-standards and form/density districts that together form a “zone string” applied to each lot. See the list of official zones in § 12.04 and the rules for Zoning Code Maps in § 1.5.1.

Notes on how this reference is organized: each district subsection below names the actual City district symbol (bolded), summarizes purpose and typical permitted uses as shown in the Code, and gives the key dimensional or regulatory standards if those numbers are in the retrieved ordinance. If a numeric standard could not be confirmed in the retrieved materials for a district, I mark that as Not found in retrieved materials and recommend verification with the Department of City Planning.

Important cross-topic links you will see below: the City’s rules for parking, development standards, design review, overlay districts, ADUs, and the California Building Standards Code. Also see the City’s Historic Preservation rules and the Nonconforming Uses provisions when they appear below.

How the Code organizes zoning in Los Angeles (quick legal anchors)

• The City formally lists its zone symbols and their order in § 12.04 (e.g., OS, A1, R1, R2, R3, CR, C1, C2, M1, M2, PF, etc.).
• The City’s official Zoning Code Maps are maintained as GIS layers; map boundaries and notations are incorporated into the Code and controlled via § 1.5.1. Verify the zone applied to a parcel by checking the Department of City Planning’s zoning maps (see § 1.5.1).
• Height and floor area rules for many residential and other zones are set in § 12.21.1 (provides zone-by-zone height maxima and special rules for Hillside and Coastal areas).
• The Code now applies multi-part “zone strings” (form/frontage/development-standards/use/density), so many numeric standards are set by form/development standards districts (see Div. 2B / Div. 2C in Chapter 1A). Example form-district tables are in Sec. 2B.11.1 and related Divisions.

District-by-district breakdown

Note: the Code lists 35 standard zones in § 12.04. The entries below summarize the Code’s stated purpose/typical uses and any numeric limits or references found in the retrieved materials. For full permitted-use tables and any special qualifications (Q-conditions, Specific Plans, overlays), consult the Code and the Zoning Map for the parcel in question.

OS (Open Space)

• Purpose: Publicly owned open space and park/recreation lands; implements General Plan open-space objectives. § 12.04.05.
• Typical permitted uses: parks, playgrounds, museums, golf courses, campgrounds, water treatment appurtenances, and related public recreation uses (see § 12.04.05 B).
• Key dimensional standards: Public land uses controlled by specific approvals; numerical setbacks/coverage not provided in § 12.04.05 in the retrieved text — Verify with the Department of City Planning. Not found in retrieved materials.
• Where it applies: publicly owned parcels designated on the Zoning Map. § 1.5.1 explains map maintenance.

A1 / A2 (Agricultural Zones)

• Purpose: Agricultural uses and low-intensity open uses. § 12.04 lists the A zones.
• Typical permitted uses: farm uses, animal boarding/breeding in limited forms; certain dairies and agricultural processing only in A zones per specified conditions.
• Key dimensional standards: Not found in retrieved materials for basic numeric lot/slope limits — Verify with the Zoning Code maps and applicable specific plan or community plan. Not found in retrieved materials.

RA / RE / RS (Suburban / Residential Estate / Suburban Residential)

• Purpose: Lower-density residential districts used in hillside and suburban areas. § 12.04 and related height rules appear in § 12.21.1.
• Typical permitted uses: single-family dwellings, accessory dwelling-type uses (subject to ADU rules), limited community uses (churches, schools per zone rules).
• Key dimensional standards: Height limits cited in § 12.21.1: in many RA/RE/RS areas Height District No.1 limits are 36 ft (RE11/RE15/RE20/RE40/RA) or 33 ft (R1/RS/RE9) in non-hillside default cases; exceptions and hillside rules apply. See § 12.21.1 for zone-specific height maxima and hillside rules.

R1 (One-Family Zone)

• Purpose: Standard single-family districts. § 12.04 identifies the R1 zone.
• Typical permitted uses: one-family dwellings and accessory uses; limited community uses where expressly allowed.
• Key dimensional standards: Height — maximums referenced in § 12.21.1 (generally 33 ft in many R1 areas; in coastal/hillside the limits differ as described in § 12.21.1). Other dimensional standards (setbacks, lot area) are often set by one-family variation zones or the applicable Form/Development Standards districts — see Div. 2B / Div. 2C and the R1 variation sections.

RZ (Residential Zero Side Yard)

• Purpose: A variation that allows zero side yard development form. § 12.04 lists RZ.
• Typical permitted uses: single-family-type uses with zero side-yard allowances where mapped.
• Key dimensional standards: Specific zero-side-yard rules are referenced in the zone definition but numeric examples were Not found in retrieved materials — Verify with the Department of City Planning and applicable zone string. Not found in retrieved materials.

RW1 / RW2 (Residential Waterways)

• Purpose: One- and two-family zones applied to property adjacent to waterways; special rules for coastal/waterway frontages. § 12.04 lists RW1/RW2.
• Typical permitted uses: comparable residential uses to R1/R2 but adapted to waterways.
• Key dimensional standards: Not found in retrieved materials; verify with height/density rules and any specific plan overlay. Not found in retrieved materials.

R2 (Two-Family Zone) and RD (Restricted Density Multiple Dwelling)

• Purpose: R2 allows duplex and limited multi-family; RD applies restricted density rules. § 12.04 and § 12.21.1 are relevant.
• Typical permitted uses: two-family dwellings (R2), multiple-dwelling subject to density limits (RD). Childcare and limited institutional uses are noted across R zones in the Code.
• Key dimensional standards: Height — R2 often limited to 33 ft (per § 12.21.1). Density/lot area rules are in the density/dimensional parts of Chapter 1 and in development-standards/density districts (see Div. 6B / density parts), which must be checked for a specific lot.

R3 / R4 / R5 (Multiple Dwelling Zones) and RAS3 / RAS4 (Residential/Accessory Services)

• Purpose: Increasingly permissive multi-family residential districts (R3 through R5) and RAS zones which allow accessory services. § 12.04 lists these zones.
• Typical permitted uses: multi-family housing, and in certain RAS and R5 locations limited commercial/residential mixes when allowed by plan. § 12.04.05–.?? and other subsections list many permitted conditional uses (e.g., counseling centers, certain institutional uses).
• Key dimensional standards: Height, FAR and density for these zones are referenced in § 12.21.1 and in the Code’s housing/density incentive tables (see the Corridor/Opportunity / incentive tables in Chapter 12.22 excerpts). Specific project maximums often depend on the lot’s Height District designation — see § 12.21.1 and the development standards divisions.

RMP (Mobile Home Park Zone)

• Purpose: Mobile home park regulation. § 12.04 lists RMP.
• Typical permitted uses: mobile home park uses, accessory services. Not commonly used citywide. Not found in retrieved materials for detailed numeric standards — Verify with the Department of City Planning. Not found in retrieved materials.

P / PB (Automobile Parking / Parking Building Zones)

• Purpose: Public and commercial parking uses. § 12.04 lists P and PB.
• Typical permitted uses: public parking areas and multi-story parking buildings. See the Code for parking use rules and off-street parking requirements (also consult the City’s parking guidance).

CR / C1 / C1.5 / C2 / C4 / C5 / CM (Commercial Zones)

• Purpose: Range of commercial intensity from limited neighborhood commercial (CR, C1) to higher-intensity commercial and commercial-manufacturing (C2, C4, C5, CM). § 12.04 lists these.
• Typical permitted uses: retail, restaurants, offices, personal services; certain uses (drive-throughs, adult-entertainment, storage) are limited by zone and location and may require a conditional use. The Code lists which entertainment and other specialized uses are allowed in which C or CM zones.
• Key dimensional standards: Some commercial height/density is controlled by Height Districts and by development-standards districts. Drive-through fast-food in C Zones adjacent to residential requires special findings per § 12.04’s use limitations and Chapter 1A review rules.

MR1 / M1 / MR2 / M2 / M3 (Industrial / Manufacturing Zones)

• Purpose: Industrial, light manufacturing, and heavy industrial uses. § 12.04 lists these zones.
• Typical permitted uses: manufacturing, processing, distribution, storage; recycling and paint/spray facilities are subject to specific zone-based limitations (see § 12.04 excerpts on recycling and spray painting).
• Key dimensional standards: Nonconforming use rules for M zones are spelled out; residential uses are tightly restricted (e.g., residential uses in M3 may not continue beyond five years after becoming nonconforming). See Article on Nonconforming Uses and § 12.04 subsections.

PF (Public Facilities)

• Purpose: Public facilities and major public-purpose uses such as convention centers, reservoirs, flood control, and sewage treatment. § 12.04 lists PF and § 12.04 / § 12.04.05 describe PF uses.
• Typical permitted uses: government-owned parking, water treatment, convention/expo, and public utilities; joint public-private development is permitted only with Commission findings.

SL (Ocean-Submerged Land Zone)

• Purpose: Ocean/submerged land specific uses (piers, jetties, etc.). § 12.04 lists SL. See § 12.04 for permitted water-related uses.

Specific Plan Zones (examples)

• The Code lists numerous Specific Plan zones incorporated by reference: CCS, CW, WC (Warner Center), LAX, LASED, multiple USC subareas, etc. These are mapped and control development where they apply (see § 12.04 and the Zoning Map). Specific Plans override or supplement base-zone standards where adopted.

Key cross-cutting rules and where to look in the Code

• Zoning Map: official maps are part of the Code and maintained as GIS layers — see § 1.5.1 for adoption/maintenance of Zoning Code Maps. Always confirm a parcel’s zone on the official map per § 1.5.1.
• Height: zone-by-zone height maxima, including special Hillside and Coastal exceptions, are in § 12.21.1. Use that section to find whether a lot is in Height District No. 1 (or other height district) and which numeric limit applies.
• Uses and conditional uses: § 12.04 and related subsections enumerate many permitted and conditionally permitted uses (e.g., drive-throughs, child care, entertainment uses) and note which zones allow them and what special findings are required. See § 12.04 and the conditional-use procedures in Chapter 1A (Div. 13B).
• Development standards and Form Districts: many dimensional rules (setbacks, lot area, coverage, FAR) are established through form districts and development-standards districts (Div. 2B / Div. 2C in Chapter 1A). See Sec. 2B.11.1 and Divs. 2C/2B for form-specific tables.
• Nonconforming uses and relief: rules for nonconformities and relief (including orders to comply and reconstruction after damage) are in Article 12 Div. 12.1 (e.g., § 12.1.6, § 12.1.7) and explain limitations on expanding or changing nonconforming uses.

Quick reference table — decision-relevant snapshots

(Use the City’s development standards and the parking pages for the detailed tables you’ll need for application submittals.)

Checklist (what an applicant must satisfy, in practice)

• Verify the parcel’s official zoning and any overlay/specific-plan/Q/D conditions on the City’s official Zoning Code Maps per § 1.5.1.
• Confirm the full zone string (form, frontage, development-standards, use, density) that applies to the lot — many numeric standards come from those pieces (Div. 2B / Div. 2C).
• Check applicable Height District and read § 12.21.1 for height limits and Hillside/Coastal exceptions.
• Determine whether the proposal is a permitted use, a conditional use, or requires a variance or discretionary review (Chapter 1A Div.13B procedures).
• Run the required off-street parking numbers and confirm any reduced-parking provisions (e.g., for senior or special housing) referenced in the Code.
• If the site is in an HPOZ or has a Designated Historic Resource, consult the City’s Historic Preservation rules and Sec.12.20.3.
• For ADUs, follow City ADU implementation plus state ADU law (see ADUs and California ADU law). Not all ADU numeric exceptions are in the parcel’s base zone — confirm with Planning.

Risks & Ambiguities

Plain-English Summary

Los Angeles zoning assigns each parcel a base zone (R, C, M, PF, OS, etc.) plus layered standards (form, development-standards, height district, and overlays). The base zone controls what uses are allowed; the form/development/density and Height District control the numeric rules (setbacks, floor area, height). Always verify the parcel’s official Zoning Code Map entry and the full zone string before designing — the controlling code excerpts include § 12.04 (zones), § 1.5.1 (Zoning Maps), and § 12.21.1 (height rules).

Information Gaps

• City-provided numeric front/side/rear setback tables for many base zones as a single consolidated list: Not found in retrieved materials. Many numeric standards are in separate Form/Development Standard districts (Div. 2B/2C) and Specific Plans — parcel-specific lookup required.
• Complete permitted-use tables for each zone (full text of what is allowed by right vs. conditional use in every zone): the retrieved excerpts include many examples but not a single consolidated permitted-use table for every zone — consult the Code online or City Planning.
• Parcel-specific Q-conditions, D-conditions, overlays (NSO, HPOZ, Historic listings, Specific Plans): Not found in the retrieved materials for specific parcels. Confirm on the official Zoning Code Maps and parcel record.

Source References

• § 12.04 (Zones — lists all base zones and Specific Plan zones) — Los Angeles Municipal Code excerpts.
• § 12.04.05 (OS Open Space Zone — purpose and permitted uses) — Los Angeles Municipal Code excerpts.
• § 12.21.1 (Height of buildings/structures; zone-by-zone height rules and Hillside/Coastal rules) — Los Angeles Municipal Code excerpts.
• Chapter 1A / Div. 1.5 (Zoning Code Maps) — rules on adoption, GIS maintenance, and public availability of Zoning Code Maps. § 1.5.1 excerpt.
• Div. 2B / Sec. 2B.11.1 (Form district example tables; lot/setback references) — Chapter 1A excerpts (form/development standards structure).
• Article 12 (Nonconformities) — § 12.1.6, § 12.1.7 — rules on relief and orders to comply for nonconforming uses.
• Use-lists and conditional-use limitations (drive-throughs, childcare, entertainment uses, recycling) — excerpts from § 12.04 use subsections.

Also consult the City pages linked earlier for practical implementation guides: development standards, parking, design review, overlay districts, ADUs, Historic Preservation, and the California Building Standards Code.

Retrieved passages

• Los Angeles Zoning Code High relevance show source text
• Los Angeles Zoning Code (Section 12.21) High relevance show source text
• Los Angeles Zoning Code (Section 11.5.14) High relevance show source text
• Los Angeles Zoning Code (ARTICLE 1) High relevance show source text
• Los Angeles Zoning Code (Chapter 1A) High relevance show source text
• Los Angeles Zoning Code (Section 57.4908) High relevance show source text
• Los Angeles Zoning Code (Section 12.21) High relevance show source text
• Los Angeles Zoning Code (Article 2) Medium relevance show source text
• Los Angeles Zoning Code (Section 17.05) Medium relevance show source text
• Los Angeles Zoning Code (Chapter 1A) Medium relevance show source text
• Los Angeles Zoning Code (Section 12.21.2) Medium relevance show source text
• Los Angeles Zoning Code (Section 12.21) Medium relevance show source text

Cited sections

• § 12.04 (Zones — lists all base zones and Specific Plan zones) — Los Angeles Municipal Code excerpts. (§ 12.04)
• § 12.04.05 (OS Open Space Zone — purpose and permitted uses) — Los Angeles Municipal Code excerpts. (§ 12.04.05)
• § 12.21.1 (Height of buildings/structures; zone-by-zone height rules and Hillside/Coastal rules) — Los Angeles Municipal Code excerpts. (§ 12.21.1)
• Chapter 1A / Div. 1.5 (Zoning Code Maps) — rules on adoption, GIS maintenance, and public availability of Zoning Code Maps. **§ 1.5.1** excerpt. (Chapter 1A)
• Div. 2B / Sec. 2B.11.1 (Form district example tables; lot/setback references) — Chapter 1A excerpts (form/development standards structure). (Chapter 1A)
• Article 12 (Nonconformities) — § 12.1.6, § 12.1.7 — rules on relief and orders to comply for nonconforming uses. (Article 12)
• Use-lists and conditional-use limitations (drive-throughs, childcare, entertainment uses, recycling) — excerpts from § 12.04 use subsections. (§ 12.04)
• LA City Original Planning and Zoning code Chapter 1.md
• LA City Zoning Code Chapter 1A.md

• Official Los Angeles code library