Local code · Los Angeles

Los Angeles — Height Districts & FAR

Q: Are there special Height Districts in redevelopment or enterprise areas?

Yes. In mapped CRA , EZ , and CSA areas, the Height Districts are labeled CRA/EZ/CSA 1–4 with FAR caps of 3:1, 6:1, 10:1, 13:1 and the familiar -L/-VL/-XL variants (§ 12.21.3–12.21.5) .

The Los Angeles Height Districts & FAR, explained in plain English with the controlling citations.

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Last reviewed: July 6, 2026

Overview

Los Angeles assigns every parcel a Height District suffix (e.g., “-1VL”, “-2”) alongside its base zone (e.g., “C2”, “R3”). Height Districts in Chapter 1 of the Los Angeles Municipal Code set citywide limits on maximum floor area (FAR), building height, and, in some cases, number of stories. The suffix is mapped lot-by-lot on the City’s zoning map and is part of how Chapter 1 regulates the bulk of buildings, together with base-zone standards and any applicable overlays or specific plans. See the Los Angeles Zoning Code (Chapter 1) for the full framework; each parcel carries a mapped Height District designation in addition to its base zone (§ 12.04; zoning map rules) .

Read your zone string left-to-right. Example: “C2-1VL” = base zone “C2” (uses live in the base zone) + Height District “1VL” (citywide FAR and height/story cap), with any overlay or specific plan adding further limits.

How Height Districts control FAR and height (citywide rules in Chapter 1)

The code caps total floor area using FAR tied to the Height District and “Buildable Area” (defined in § 12.03). In Height District 1, the cap depends on the zone group: commercial/industrial lots are limited to 1.5:1 FAR, and “all other zones” (except RA/RE/RS/R1) are limited to 3:1 FAR (§ 12.21.1-A.1) .
- Separate rules govern RA, RE, RS, R1 (one-family) lots; in the Coastal Zone outside Hillside Areas, total floor area for main buildings is limited to 3× the Buildable Area (§ 12.21.1-A.1) .
In Height Districts 2, 3, 4, the total floor area may not exceed 6×, 10×, and 13× the Buildable Area, respectively (§ 12.21.1-A.2–A.4) .
Story/height caps for the Height District “L/VL/XL/SS” variants in District 1 are citywide: 1-L = 6 stories/75 ft; 1-VL = 3 stories/45 ft (50 ft in RAS3/RAS4); 1-XL = 2 stories/30 ft; 1-SS = 1 story/18 ft (§ 12.21.1-A.1) .
Floor area calculation excludes specified components: bicycle parking, stairways, elevator shafts, light courts, rooms housing mechanical equipment incidental to building operation, and outdoor dining areas (§ 12.21.1-A.5, as amended 1/31/2024) . Parking floor space with interior drive aisles, some penthouses for building equipment, and certain basements are also not counted in determining total floor area (§ 12.21.1-A.4) .
On C or M zoned lots near RW1 or more-restrictive zones, transitional height caps of 25/33/61 ft apply within 0–49/50–99/100–199 ft of the residential lot line (§ 12.21.1-A.10) .

For base-zone use permissions and district purposes, see the Los Angeles Residential Zones and Los Angeles Commercial & Industrial Zones pages.

Citywide Height Districts at a glance

Height District	Core FAR limit (Buildable Area basis)	Height/Story cap (where applicable)	Notes	Code Reference
1	Commercial/Industrial lots: 1.5:1; all other zones except RA/RE/RS/R1: 3:1	None citywide (see “L/VL/XL/SS” below)	RA/RE/RS/R1 have separate floor-area rules; Coastal R1-family lots (non-Hillside) capped at 3× Buildable Area	§ 12.21.1-A.1
1-L	Same as 1	6 stories / 75 ft	Applies wherever mapped with “-1L”	§ 12.21.1-A.1
1-VL	Same as 1	3 stories / 45 ft; 50 ft in RAS3/RAS4	Applies with “-1VL” suffix	§ 12.21.1-A.1
1-XL	Same as 1	2 stories / 30 ft	Applies with “-1XL” suffix	§ 12.21.1-A.1
1-SS	Same as 1	1 story / 18 ft (one-family zones only)	Counts as “1SS” on zoning map	§ 12.21.1-A.1; § 12.21-C.10(d) table note
2	6:1 FAR	Not found in retrieved materials	Transitional height near RW1 may still apply	§ 12.21.1-A.2; A.10
3	10:1 FAR	Not found in retrieved materials	Transitional height near RW1 may still apply	§ 12.21.1-A.3; A.10
4	13:1 FAR	Not found in retrieved materials	Transitional height near RW1 may still apply	§ 12.21.1-A.4; A.10

Special caps for certain zones in HD 2–4: In the CR, and in portions of the RD, R3, and RAS3 zones located in Height Districts 2, 3, or 4, buildings are capped at 6 stories/75 ft; a building that is entirely residential (or an RAS3 residential building with ground-floor commercial) is limited by height in feet, not by stories (§ 12.21.1; CR/RD/R3/RAS3 in HD 2–4) .

District-by-district guidance

1-XL (Extra Limited)

Purpose: Limit scale to two stories; used where low building profiles are desired citywide. Not a use district; it only adds a height/story limit.
Typical permitted uses: Determined by the base zone (e.g., R3, C2). Not found in retrieved materials. Verify with the jurisdiction.
Key dimensional standards: 2 stories/30 ft (§ 12.21.1-A.1) .
Where it applies: Wherever mapped with the “-1XL” suffix on the zoning map (§ 12.04) .

1-VL (Very Limited)

Purpose: Keep moderate-low building height.
Typical permitted uses: By base zone. Not found in retrieved materials. Verify with the jurisdiction.
Key dimensional standards: 3 stories/45 ft; 50 ft when in RAS3 or RAS4 (§ 12.21.1-A.1) .
Where it applies: “-1VL” suffix as mapped (§ 12.04) .

1-L (Limited)

Purpose: Allow mid-low intensity, up to 6 stories.
Typical permitted uses: By base zone. Not found in retrieved materials. Verify with the jurisdiction.
Key dimensional standards: 6 stories/75 ft (§ 12.21.1-A.1) .
Where it applies: “-1L” suffix as mapped (§ 12.04) .

1 (Base Height District 1)

Purpose: Citywide baseline for FAR; height/story comes via the “-L/-VL/-XL/-SS” variants.
Typical permitted uses: By base zone (e.g., see Residential Zones or Commercial & Industrial Zones).
Key dimensional standards: FAR = 1.5:1 on C or M zoned lots; 3:1 on all other zones except RA/RE/RS/R1; RA/RE/RS/R1 have separate floor-area rules (§ 12.21.1-A.1) .
Where it applies: “-1” suffix as mapped (§ 12.04) .

1-SS (Single-Story Limit in one-family zones)

Purpose: Restrict one-family neighborhoods to a single story where mapped.
Typical permitted uses: One-family residential by base zone. Not found in retrieved materials. Verify with the jurisdiction.
Key dimensional standards: 1 story/18 ft; basement not counted as a story if low profile (§ 12.21.1-A.1) .
Where it applies: “-1SS” shown on the zoning map (§ 12.21-C.10(d)(4)) .

2

Purpose: Higher-intensity FAR allowance citywide.
Typical permitted uses: By base zone.
Key dimensional standards: 6:1 FAR (§ 12.21.1-A.2) . Additional transitional height limits can apply near RW1 or more restrictive zones (§ 12.21.1-A.10) .
Where it applies: “-2” suffix as mapped (§ 12.04) .

3

Purpose: Urban-intensity FAR allowance.
Typical permitted uses: By base zone.
Key dimensional standards: 10:1 FAR (§ 12.21.1-A.3) .
Where it applies: “-3” suffix as mapped (§ 12.04) .

4

Purpose: High-intensity FAR allowance.
Typical permitted uses: By base zone.
Key dimensional standards: 13:1 FAR (§ 12.21.1-A.4) .
Where it applies: “-4” suffix as mapped (§ 12.04) .

Special Height District systems in Chapter 1 (mapped only in designated areas)

In addition to the standard “1, 2, 3, 4” districts above, Chapter 1 includes parallel Height District systems for designated geographies. Each uses the same 1–4 numbering and the familiar “-L/-VL/-XL” variants, with FAR caps keyed to Buildable Area:

Community Redevelopment Plan Areas: CRA 1–4 = 3:1 / 6:1 / 10:1 / 13:1 FAR; -L/-VL/-XL carry the same 75 ft/45 ft/30 ft concepts as HD 1 (§ 12.21.3-A–D) .
Enterprise Zones: EZ 1–4 = 3:1 / 6:1 / 10:1 / 13:1 FAR; -L/-VL/-XL limits as above (§ 12.21.4-A–D) .
Centers Study Areas: CSA 1–4 = 3:1 / 6:1 / 10:1 / 13:1 FAR; -L/-VL/-XL limits as above (§ 12.21.5-A–D) .

Note: Each program area may also reference other Chapter 1 standards and can be further limited by adopted specific plans (§ 12.21.3-E–F; § 12.21.4-E–F; § 12.21.5-E–F) . See Los Angeles Overlay Districts for how overlays interact.

Single-family hillside and coastal notes

One-family lots in RA/RE/RS/R1 have separate “Residential Floor Area” limits and hillside envelope/height rules in Chapter 1; in Hillside Areas, see § 12.21-C.10, including envelope heights in Table 12.21 C.10-4 (e.g., 1/1L/1VL = 28–36 ft depending on zone and roof slope; 1XL and 1SS lower) (§ 12.21-C.10(d)) .
In the Coastal Zone (not Hillside), RA/RE/RS/R1 lots are capped at total floor area not exceeding 3× Buildable Area for main buildings (§ 12.21.1-A.1) .

For setbacks, massing, and related standards outside this page’s scope, see Los Angeles Development Standards and Los Angeles Design Review. Parking area counting for FAR exclusions ties back to § 12.21.1-A.4; for stall counts, see Los Angeles Parking & Loading.

Practical FAR counting reminders

FAR counts the gross area inside exterior walls, minus specifically excluded areas like bicycle parking, mechanical rooms incidental to building operation, and elevator shafts (§ 12.21.1-A.5) .
Parking floor space with interior drive aisles/ramps is not counted toward FAR in all Height Districts (§ 12.21.1-A.4) .
Rooftop mechanical penthouses and similar equipment structures may project above the height limit but cannot be used to gain extra “floor area” (§ 12.21.1-A.3–A.4) .
On C/M lots near single-family zones, check the stepped transitional heights of 25/33/61 ft (§ 12.21.1-A.10) .

For submittal, plan check, and permits, see Los Angeles Plan Check & Review, Los Angeles Processes & Procedures, and Los Angeles Permits & Forms.

Checklist

Confirm your parcel’s full zone string (e.g., “C2-1VL”) and mapped Height District suffix on the City zoning map (§ 12.04) .
Identify which Height District FAR applies: 1.5:1 (C/M in HD 1), 3:1 (other non–one-family zones in HD 1), or 6:1 / 10:1 / 13:1 (HD 2/3/4) (§ 12.21.1-A.1–A.4) .
If in RA/RE/RS/R1, apply the one-family floor area limits and (if in Hillside) the envelope/height rules in § 12.21-C.10; if in Coastal (non-Hillside), apply the 3× Buildable Area cap (§ 12.21.1-A.1; § 12.21-C.10(d)) .
Check if you’re in a CRA/EZ/CSA area, which substitutes CRA/EZ/CSA 1–4 limits (§ 12.21.3–12.21.5) .
Apply FAR counting rules and exclusions (bike parking, mechanical rooms, elevator shafts, some parking areas) (§ 12.21.1-A.5; A.4) .
If near single-family zoning, apply transitional height limits on C/M lots (§ 12.21.1-A.10) .
Layer on any overlay/specific plan restrictions; see Los Angeles Overlay Districts.
Coordinate building design with Title 24 requirements; see the California Building Standards Code.

Risks & Ambiguities

Issue	Why it matters	What to verify
Which FAR applies in HD 1?	HD 1 has two FAR tracks (1.5:1 vs 3:1) by zone group (§ 12.21.1-A.1)	Confirm if your lot is in a commercial/industrial zone vs “all other” non–one-family zones.
One-family parcels in Hillside/Coastal	Different floor area and height-envelope rules apply (§ 12.21-C.10(d); § 12.21.1-A.1)	Whether your lot is mapped Hillside or Coastal; which envelope/height table applies.
Transitional height next to RW1	Extra height caps can downzone building height near single-family (§ 12.21.1-A.10)	Distance to nearest RW1 or more-restrictive zone; grade differentials.
Counting FAR correctly	Certain spaces don’t count (bike parking, mechanical, specified parking) (§ 12.21.1-A.5; A.4)	Floor plan takeoffs; which areas qualify for exclusion.
Zone-specific height caps in HD 2–4	Some zones (CR, RD, R3, RAS3) cap stories/height even in higher HDs (§ 12.21.1, CR/RD/R3/RAS3 clause)	Whether your base zone triggers the 6-story/75-ft cap.
Area-specific Height Districts	CRA/EZ/CSA areas replace standard “1–4” with similar but distinct systems (§ 12.21.3–12.21.5)	If your parcel is mapped in a CRA, EZ, or CSA boundary.

Information Gaps

Typical permitted uses by Height District: Not found in retrieved materials. Uses are controlled by the base zone; verify on the parcel’s base zone page and official zoning map.
Any general, citywide height cap for HD 2–4 (beyond transitional height): Not found in retrieved materials. Verify with the jurisdiction and any applicable plan.
The full text of the “Buildable Area” definition in § 12.03 was not retrieved; only references to it were found. Verify with the jurisdiction.

Plain-English Summary

Height Districts are the suffix at the end of your Los Angeles zone. They set how big you can build: your maximum FAR and, in District 1 variants, how many stories/feet you can go. In HD 1, the FAR is 1.5:1 on commercial/industrial lots and 3:1 on other non–one-family zones; one-family zones and hillside/coastal areas have their own floor-area and envelope rules. Higher Height Districts (2, 3, 4) allow more floor area, but watch for special caps near single-family areas and any overlays or specific plans that further limit height and FAR.

Source References

§ 12.04 (Zoning map; height district designation on lots) — Los Angeles Municipal Code, Chapter 1
§ 12.21.1-A.1 (Height District 1 FAR and “L/VL/XL/SS” height/story caps; RA/RE/RS/R1 notes)
§ 12.21.1-A.2, -A.3, -A.4 (HD 2/3/4 FAR caps)
§ 12.21.1-A.5 (FAR calculation; exclusions) and § 12.21.1-A.4 (parking/mechanical not counted)
§ 12.21.1-A.10 (Transitional height near RW1 and more restrictive zones)
§ 12.21-C.10(d) (One-family Hillside height envelope; Table 12.21 C.10-4; “1SS”)
§ 12.21.3 (CRA Height Districts) ; § 12.21.4 (EZ Height Districts) ; § 12.21.5 (CSA Height Districts)
CR/RD/R3/RAS3 cap in HD 2–4 (6 stories/75 ft) — § 12.21.1 (clause for CR/RD/R3/RAS3 in HD 2–4)

Also see: Los Angeles Zoning & planning overview, Los Angeles Zoning, Los Angeles Parking, Los Angeles ADUs, California housing laws.

Sources

Retrieved passages

Los Angeles Zoning Code (Section 12.21.1) High relevance
Los Angeles Zoning Code (Section 12.21.1) High relevance
Los Angeles Zoning Code (Section 12.21.1) High relevance
Los Angeles Zoning Code (Section 12.03) High relevance
Los Angeles Zoning Code High relevance
Los Angeles Zoning Code (Section 12.32) High relevance
Los Angeles Zoning Code (Section 12.03) High relevance
Los Angeles Zoning Code (Chapter 1A) High relevance
Los Angeles Zoning Code (Section 12.32) High relevance
Los Angeles Zoning Code (Section 12.03) High relevance
Los Angeles Zoning Code High relevance
Los Angeles Zoning Code (Section 12.40) High relevance

Cited sections

Official Los Angeles code library

Frequently asked questions

What does “-1VL” or “-1XL” mean at the end of my zone?

It’s your Height District variant in District 1. Citywide caps are: 1-L = 6 stories/75 ft; 1-VL = 3 stories/45 ft (50 ft in RAS3/RAS4); 1-XL = 2 stories/30 ft; 1-SS = 1 story/18 ft (§ 12.21.1-A.1) .

What FAR can I use in Height District 1?

If your lot is in a commercial or industrial zone, the cap is 1.5:1 FAR; in all other zones (except RA/RE/RS/R1), it’s 3:1 FAR (§ 12.21.1-A.1) . One-family zones (RA/RE/RS/R1) have separate floor-area rules; see hillside and coastal notes in § 12.21 and § 12.21-C.10(d) .

Does parking count in FAR in Los Angeles?

Parking floor space with interior drive aisles and ramps does not count toward FAR in all Height Districts. Mechanical penthouses and similar equipment spaces also don’t count for FAR, and they may extend above the height limit for equipment only (§ 12.21.1-A.3–A.5) .

I’m in HD 2. Is there a height limit or just FAR?

Chapter 1 sets an FAR cap of 6:1 for HD 2 (§ 12.21.1-A.2) . A general citywide height cap for HD 2 was Not found in retrieved materials; however, transitional height limits near RW1 or more-restrictive zones still apply (§ 12.21.1-A.10) . Verify with the jurisdiction.

How do single-family Hillside rules interact with Height Districts?

One-family lots in Hillside Areas follow § 12.21-C.10, including envelope height tables (e.g., 1/1L/1VL = 28–36 ft depending on slope/zone). A mapped “1SS” limits homes to one story/18 ft (§ 12.21-C.10(d); § 12.21.1-A.1) .

Are there special Height Districts in redevelopment or enterprise areas?

Yes. In mapped CRA, EZ, and CSA areas, the Height Districts are labeled CRA/EZ/CSA 1–4 with FAR caps of 3:1, 6:1, 10:1, 13:1 and the familiar -L/-VL/-XL variants (§ 12.21.3–12.21.5) .

Are there extra height limits next to single-family neighborhoods?

Yes. On C or M lots adjacent to RW1 or more-restrictive zones, extra transitional caps apply: 25 ft within 0–49 ft, 33 ft within 50–99 ft, and 61 ft within 100–199 ft of the residential lot (§ 12.21.1-A.10) .

My CR/R3/RD site is in HD 3. Can I build as tall as HD 3 suggests?

Not necessarily. In CR and in portions of RD, R3, and RAS3 located in HD 2–4, buildings are capped at 6 stories/75 ft (with an exception for buildings entirely residential or certain RAS3 mixed-use buildings, which are limited by feet, not stories) (§ 12.21.1, CR/RD/R3/RAS3 clause) .

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