Local code · Los Angeles
Los Angeles — Height Districts & FAR
The Los Angeles Height Districts & FAR, explained in plain English with the controlling citations.
Quick answer
In Los Angeles Chapter 1, Height District 1 generally allows 1.5:1 FAR in commercial and industrial zones and 3:1 in other zones, while Districts 2, 3, and 4 allow 6:1, 10:1, and 13:1; 1-L, 1-VL, and 1-XL cap height at 75 ft, 45 ft, and 30 ft, subject to zone-specific exceptions (§ 12.21.1 A.1–4).
Last reviewed: September 24, 2026 · AI-generated analysis · General information, not legal advice · detailsless
Compiled from Los Angeles's adopted code with AI research tools and grounded in the sources cited below. Verify with Los Angeles planning staff before relying on it.
Overview
The controlling ordinance is the Los Angeles Municipal Code, Chapter I, General Provisions and Zoning, specifically § 12.21.1, “Height of Building or Structures,” within the Los Angeles Zoning Code (Chapter 1). It establishes Height Districts 1, 1-L, 1-VL, 1-XL, 1-SS, 2, 3, and 4, which regulate allowable floor area, height, or stories—not land use.
This page addresses the original Chapter 1 system. The form-district system under the Los Angeles Zoning Code (Chapter 1A) uses different designations and calculations.
The central rule: maximum floor area is generally the applicable Height District multiplier times the parcel’s Buildable Area, not automatically its gross lot area (§ 12.03; § 12.21.1 A.1–4).
How Height Districts Fit Into Los Angeles Zoning
Every Chapter 1 parcel generally has both an underlying zone and a Height District designation. On the Zoning Map, combinations such as R2-1, C2-2, and M1-3 identify the zone first and Height District second (§ 12.04 C).
The two components perform different jobs:
- The underlying zone determines allowed activities, housing types, and related use rules. Those subjects are addressed separately for Los Angeles Residential Zones and Los Angeles Commercial & Industrial Zones.
- The Height District controls FAR, height, stories, or a combination of those limits (§ 12.04 C; § 12.21.1).
- Required yards, building coverage, lot dimensions, and other Los Angeles Development Standards can make the practical envelope smaller than the Height District maximum.
- A Specific Plan, Historic Preservation Overlay Zone, subdivision approval, or other applicable Los Angeles Overlay Districts may impose a different or more restrictive limit. Specific Plan, HPOZ, and subdivision height restrictions take precedence over the general rules in § 12.21.1.
A Height District therefore does not answer “What use may occupy the property?” A C2-1 parcel and an R4-1 parcel share a Height District number, but their use permissions and some dimensional controls come from different zones.
FAR, Floor Area, and Buildable Area
FAR
Floor Area Ratio, or FAR, expresses the relationship between permitted development and Buildable Area or, where the Code expressly substitutes it, lot area. A 3:1 FAR permits floor area equal to three times the applicable denominator (§ 12.03).
FAR regulates total counted floor area rather than the footprint alone. For example, 30,000 sq ft of allowable floor area might theoretically be arranged as three 10,000 sq ft floors, six 5,000 sq ft floors, or another configuration—but height, setbacks, coverage, and other regulations may prevent any particular arrangement.
Buildable Area
Under Chapter 1, Buildable Area generally means the portion of a lot in the proper zone for the proposed main building after excluding required yards, building-line setback areas, and areas limited to accessory buildings or uses. For a Height District calculation, the Code uses the Buildable Area that would apply to a one-story building (§ 12.03).
A significant Los Angeles-specific exception applies to residential or mixed residential-commercial development in the C2, C4, and C5 Zones: Buildable Area generally has the same meaning as lot area. That substitution does not increase otherwise permitted dwelling-unit density and is unavailable in specified Specific Plan areas and on certain lots with pre-July 1, 1997 Q or D floor-area limitations (§ 12.03).
What Counts as Floor Area
Chapter 1 generally counts area confined within a building’s exterior walls. The Code excludes specified components, including exterior walls, stairways, shafts, building-equipment rooms, qualifying parking and loading areas and associated ramps, bicycle parking, helicopter landing and storage space, outdoor dining areas, and qualifying basement storage (§ 12.03; § 12.21.1 A.5; § 12.21.1 B.4).
For RA, RE, RS, and R1 properties, the separate Residential Floor Area definition and zone-specific restrictions may apply instead of the ordinary Height District calculation, subject to the Coastal Zone and Hillside Area rules discussed below (§ 12.03; § 12.21.1 A.1).
Calculation Example
Assume a 10,000 sq ft lot has 7,500 sq ft of Buildable Area after required yards:
| Height District and context | Calculation | Theoretical maximum counted floor area | Code Reference |
|---|---|---|---|
| C2-1 commercial project | 7,500 × 1.5 | 11,250 sq ft | § 12.21.1 A.1 |
| R4-1 project | 7,500 × 3 | 22,500 sq ft | § 12.21.1 A.1 |
| Height District 2 | 7,500 × 6 | 45,000 sq ft | § 12.21.1 A.2 |
| Height District 3 | 7,500 × 10 | 75,000 sq ft | § 12.21.1 A.3 |
| Height District 4 | 7,500 × 13 | 97,500 sq ft | § 12.21.1 A.4 |
These figures are only FAR ceilings. They do not establish a permitted use, unit count, feasible height, or buildable floor plate.
Decision Table: Height District Standards
| Height District | General FAR rule | General height or story rule | Important qualification | Code Reference |
|---|---|---|---|---|
| 1 | 1.5:1 in commercial and industrial zones; generally 3:1 in other zones | Depends on underlying zone and site conditions | RA, RE, RS, and R1 follow separate floor-area rules in many locations | § 12.21.1 A.1 |
| 1-L | Same applicable FAR framework as District 1 | 75 ft and 6 stories maximum | Both limits apply | § 12.21.1 A.1 |
| 1-VL | Same applicable FAR framework as District 1 | 45 ft and 3 stories maximum | RAS3 and RAS4: 50 ft; qualifying residential buildings are not subject to the story cap | § 12.21.1 A.1 |
| 1-XL | Same applicable FAR framework as District 1 | 30 ft and 2 stories maximum | Qualifying residential buildings and buildings in RAS3/RAS4 are limited in feet, not stories | § 12.21.1 A.1 |
| 1-SS | Same applicable FAR framework as District 1 | 18 ft and 1 story maximum | Available in RA, RE, RS, and R1; qualifying basement rule applies | § 12.21.1 A.1; § 12.21 C.5 |
| 2 | 6:1 | No single citywide height cap in the Height District rule | Special limits apply in CR, portions of RD/R3/RAS3, and PB | § 12.21.1 A.2 |
| 3 | 10:1 | No single citywide height cap in the Height District rule | Special limits apply in CR, portions of RD/R3/RAS3, and PB | § 12.21.1 A.3 |
| 4 | 13:1 | No single citywide height cap in the Height District rule | Special limits apply in CR, portions of RD/R3/RAS3, and PB | § 12.21.1 A.4 |
District-by-District Breakdown
Height District 1
Purpose and effect. Height District 1 supplies Los Angeles’s lower base FAR tier. It allows no more than 1.5 times Buildable Area in commercial or industrial zones and generally no more than 3 times Buildable Area in other zones, except for the special RA, RE, RS, and R1 rules (§ 12.21.1 A.1).
Use role. It authorizes no uses by itself. The permitted-use question comes from the underlying zone.
Key dimensions. District 1 has no single universal height number. Instead, § 12.21.1 assigns different limits to specified residential zones, Coastal Zone and Hillside Area parcels, and commercial or industrial sites near restrictive residential zoning.
Where it applies. It applies where the Zoning Map carries the -1 suffix, such as R2-1 or C2-1 (§ 12.04 C).
Height District 1-L — Limited
Purpose and effect. 1-L is a limited-height subdivision of Height District 1. It preserves the applicable District 1 FAR framework while adding a maximum of 6 stories and 75 ft (§ 12.21.1 A.1).
Use role. 1-L creates no independent residential, commercial, or industrial use permission.
Key dimensions. Both the 6-story and 75-ft limits apply. The special story-count exception stated for fully residential buildings in 1-VL and 1-XL is not extended to 1-L by the cited provision (§ 12.21.1 A.1).
Where it applies. It applies only to portions of Height District 1 specifically mapped 1-L (§ 12.21.1 A.1; § 12.04 C).
Height District 1-VL — Very Limited
Purpose and effect. 1-VL constrains vertical scale more tightly than 1-L, while retaining the applicable Height District 1 FAR rule.
Use role. No use is permitted merely because a parcel is mapped 1-VL.
Key dimensions. The ordinary maximum is 3 stories and 45 ft. In the RAS3 and RAS4 Zones, the maximum is 50 ft. A building designed and used entirely for residential purposes—or a building in RAS3 or RAS4—is limited by the feet requirement but not by the story cap (§ 12.21.1 A.1).
Where it applies. It applies to portions of Height District 1 mapped 1-VL, including combinations such as C2-1VL or RAS4-1VL where shown on the official Zoning Map (§ 12.04 C; § 12.21.1 A.1).
Height District 1-XL — Extra Limited
Purpose and effect. 1-XL establishes the most restrictive generally available Height District 1 feet limit other than 1-SS.
Use role. It does not determine whether a house, apartment, store, office, or other use is allowed.
Key dimensions. The maximum is 2 stories, and the highest point of the roof may not exceed 30 ft. A fully residential building or a building in RAS3 or RAS4 is governed by the 30-ft cap but is not limited to two stories by this provision (§ 12.21.1 A.1).
Where it applies. It applies only where the parcel’s mapped Height District is 1-XL (§ 12.04 C; § 12.21.1 A.1).
Height District 1-SS — Single Story Limit
Purpose and effect. 1-SS imposes a one-story form in specified low-density residential zones.
Use role. It does not expand or alter the uses allowed by the underlying residential zone.
Key dimensions. In RA, RE, RS, and R1, a mapped 1-SS parcel is limited to 1 story and 18 ft. A basement is not counted as a story when the upper surface of the floor or roof above it is no more than 2 ft above finished or natural grade, whichever is lower; § 12.21 C.5 also addresses qualifying basements excluded from Residential Floor Area (§ 12.21.1 A.1; § 12.21 C.5).
Where it applies. It is available only in the RA, RE, RS, and R1 Zones and must appear as 1SS on the Zoning Map (§ 12.21.1 A.1; § 12.21 C.5).
Height District 2
Purpose and effect. Height District 2 raises the general FAR ceiling to 6:1 (§ 12.21.1 A.2).
Use role. It grants no additional use or density by itself. A change from C2-1 to C2-2, for example, affects the Height District capacity but does not replace the C2 use rules.
Key dimensions. District 2 does not state a universal building-height maximum. In the CR Zone and affected portions of RD, R3, and RAS3, buildings are limited to 6 stories and 75 ft; qualifying fully residential buildings and residential buildings in RAS3 with ground-floor commercial uses are limited in feet but not stories. A PB parking building is limited to 6 stories (§ 12.21.1).
Where it applies. It applies where the Zoning Map carries the -2 suffix, such as C2-2 (§ 12.04 C).
Height District 3
Purpose and effect. Height District 3 permits total floor area up to 10 times Buildable Area (§ 12.21.1 A.3).
Use role. It changes allowable bulk, not permitted activities.
Key dimensions. The same special 6-story/75-ft rule applies in CR and affected portions of RD, R3, and RAS3, with the residential story-count exception. A PB parking building is limited to 10 stories (§ 12.21.1).
Where it applies. It applies to parcels mapped with the -3 Height District suffix, including combinations such as M1-3 (§ 12.04 C).
Height District 4
Purpose and effect. Height District 4 is the highest general Chapter 1 FAR tier, allowing up to 13 times Buildable Area (§ 12.21.1 A.4).
Use role. It does not authorize a use, establish residential density, or eliminate the underlying zone’s standards.
Key dimensions. No universal height cap accompanies the general 13:1 rule. The CR/RD/R3/RAS3 special limit remains 6 stories/75 ft, subject to the residential exception, and a PB parking building is limited to 13 stories (§ 12.21.1).
Where it applies. It applies only on parcels mapped with the -4 designation (§ 12.04 C).
Height District 1: Zone-Specific Height Limits
The base Height District 1 designation must be read with the underlying zone and location:
| Zone or location | Height rule | Code Reference |
|---|---|---|
| A1, A2, RZ, RMP, RW2, and affected RD/R3 portions | 45 ft maximum | § 12.21.1 |
| RA, RE, RS, R1, or R2 in a Coastal Zone | 45 ft maximum | § 12.21.1 |
| RU or RW1 | 30 ft maximum | § 12.21.1 |
| R2 outside a Hillside Area and Coastal Zone | 33 ft maximum | § 12.21.1 |
| R1, RS, or RE9 outside a Hillside Area and Coastal Zone | 33 ft, reduced to 28 ft where the uppermost roof slope is under 25% | § 12.21.1 |
| RE11, RE15, RE20, RE40, or RA outside a Hillside Area and Coastal Zone | 36 ft, reduced to 30 ft where the uppermost roof slope is under 25% | § 12.21.1 |
| RA, RE, RS, or R1 in a Hillside Area | Hillside height and Residential Floor Area rules apply | § 12.21.1; § 12.21 C.10 |
Where at least 40% of existing one-family dwellings fronting both sides of a block exceed the otherwise applicable residential limit, the maximum may become the average height of the dwellings exceeding that limit. A Specific Plan, HPOZ, or subdivision height restriction takes precedence (§ 12.21.1).
Additional Controls That Can Reduce or Modify the Envelope
Commercial or Industrial Sites Near Residential Zones
On a C- or M-zoned lot, portions of a building within specified distances of an RW1 or more restrictive zone are subject to transitional height limits:
| Distance from the restrictive residential lot | Maximum height | Code Reference |
|---|---|---|
| 0–49 ft | 25 ft | § 12.21.1 A.10 |
| 50–99 ft | 33 ft | § 12.21.1 A.10 |
| 100–199 ft | 61 ft | § 12.21.1 A.10 |
If the adjacent residential property is more than 5 ft higher, the permitted transition height may increase by the grade difference. Greater height may require Zoning Administrator authorization under § 12.24 X.22 (§ 12.21.1 A.10).
Story Counting
A basement containing habitable rooms ordinarily counts as a story. The special 1-SS provisions may exclude a qualifying basement as described above (§ 12.21.1 A.8; § 12.21 C.5).
Roof Structures and Equipment
Specified tanks, skylights, towers, steeples, flagpoles, mechanical structures, and similar elements may project up to 5 ft above a height limit when the applicable setback conditions are met. Elevator and stair structures may project up to 20 ft above a 75-ft limit or up to 10 ft above a 30-ft or 45-ft limit, but the extra volume cannot provide additional floor space (§ 12.21.1 B.3(a)).
Solar-support structures may generally extend 3 ft above the roof surface. Certain flat-roof solar structures may extend as much as 15 ft, subject to zone- and use-specific restrictions (§ 12.21.1 B.3(c)).
Special Exceptions
Motion-picture stages, scenes, skybackings, temporary towers, and similar structures in Height District 1 may reach 125 ft if they provide an additional yard of 1 ft for every 4 ft by which the structure exceeds 3 stories or 45 ft (§ 12.21.1 B.1).
Where adjoining sidewalk or ground elevation near a building wall exceeds grade by more than 20 ft, an additional 12 ft may be available under the Code’s measurement conditions. This provision does not apply to one-family dwellings governed by § 12.21 A.17 (§ 12.21.1 B.2).
Parcel-specific relief, including authorized departures from a transition limit, is addressed through Los Angeles Variances and Exceptions, not by treating the mapped FAR as automatically waivable.
Checklist
- Confirm whether the parcel is governed by Chapter 1 rather than Chapter 1A.
- Obtain the complete mapped zone and Height District designation, including suffixes such as 1-L, 1-VL, 1-XL, 1-SS, or D.
- Identify every applicable Height District if the lot is split between designations (§ 12.04 C).
- Confirm the underlying zone because the Height District does not determine permitted uses.
- Calculate Buildable Area using the one-story yard and setback configuration (§ 12.03).
- Determine whether the C2/C4/C5 residential or mixed-use lot-area substitution applies (§ 12.03).
- Apply the correct FAR multiplier: 1.5:1, generally 3:1, 6:1, 10:1, or 13:1 (§ 12.21.1 A.1–4).
- Use the correct Floor Area or Residential Floor Area definition and document all claimed exclusions (§ 12.03).
- Check the applicable feet and story limits, including zone-, roof-slope-, Hillside-, and Coastal-specific rules (§ 12.21.1).
- Test any C- or M-zoned building against the residential-adjacency transition limits (§ 12.21.1 A.10).
- Review Specific Plans, HPOZ restrictions, subdivision approvals, and Q/D limitations before relying on the base Height District.
- Confirm that roof equipment and projections satisfy the applicable height and setback exceptions (§ 12.21.1 B.3).
- Verify the final FAR and height analysis with the jurisdiction before permit submittal.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Lot area versus Buildable Area | Required yards can make Buildable Area materially smaller than the assessor’s lot area. | Verify the one-story Buildable Area calculation and any C2/C4/C5 substitution under § 12.03. |
| Wrong zoning-code framework | Chapter 1A Form Districts do not use the Chapter 1 Height District table. | Verify which code applies to the parcel. |
| RA/RE/RS/R1 floor area | These zones may use Residential Floor Area restrictions rather than the ordinary 3:1 rule. | Verify location in a Hillside Area or Coastal Zone and the applicable zone-specific rule under § 12.21.1 A.1. |
| Mapped 1-L, 1-VL, 1-XL, or 1-SS suffix | A suffix can add a strict feet or story cap even where FAR appears adequate. | Verify the complete Zoning Map designation under § 12.04 C. |
| Q or D limitation | A parcel-specific limitation may reduce allowable floor area or height below the base district. | Review the adopting ordinance and verify with the jurisdiction; § 12.21.1 A.9 directs attention to additional limitations under § 12.32 G.3. |
| Specific Plan, HPOZ, or subdivision condition | A separate instrument may supersede the general height rule. | Verify every applicable plan, overlay, and recorded approval under § 12.21.1. |
| Residential adjacency | A tall C or M project can be stepped down to 25 ft, 33 ft, or 61 ft near restrictive residential zoning. | Survey the distance and grade relationship under § 12.21.1 A.10. |
| Story-count exception | A building may remain limited in feet even when the story limit does not apply, or a habitable basement may add a story. | Verify occupancy, zone, basement configuration, and story calculation under § 12.21.1 A.1 and A.8. |
| Floor-area exclusions | Misclassifying parking, storage, equipment rooms, or shafts can cause an FAR overage. | Confirm each exclusion under § 12.03; § 12.21.1 A.5 and B.4. |
| No stated maximum height | The absence of a blanket Height District cap does not override FAR, zone rules, transition limits, or other parcel controls. | Complete a parcel-specific zoning analysis and verify with the jurisdiction. |
Plain-English Summary
In Los Angeles, the number after a Chapter 1 zone—such as the 1 in C2-1—principally controls how much floor area can be built, while suffixes such as 1-L, 1-VL, and 1-XL add firm height limits. Do not multiply FAR by the gross lot area until you confirm the Code’s Buildable Area, the underlying zone, and all parcel-specific restrictions.
Source References
- § 12.03 — Definitions: LAMC definitions of Buildable Area, Floor Area, Residential Floor Area, and FAR
- § 12.04 C — Zones, Districts, Symbols: LAMC Height District mapping and designation rules
- § 12.21 — General Provisions: LAMC residential and 1-SS provisions
- § 12.21.1 — Height of Building or Structures: LAMC Height District FAR, height, story, transition, and exception rules
- Los Angeles City Planning: Original Zoning Code
- Los Angeles City Planning: Zoning Introduction
Sources
Source passages
- Los Angeles Zoning Code § 7A.2.4 Medium relevance
- Los Angeles Zoning Code § 2B.18.1 Medium relevance
- Los Angeles Zoning Code § 2A.1.3 Medium relevance
- Los Angeles Zoning Code § 2B.9.1 Medium relevance
- Los Angeles Zoning Code § 2B.11.2 Medium relevance
- Los Angeles Zoning Code § 2B.9.4 Medium relevance
- Los Angeles Zoning Code § 12.2.2 Medium relevance
- Los Angeles Zoning Code § 2B.7.1 Medium relevance
Cited sections
- **§ 12.03 — Definitions:** LAMC definitions of Buildable Area, Floor Area, Residential Floor Area, and FAR
- **§ 12.04 C — Zones, Districts, Symbols:** LAMC Height District mapping and designation rules
- **§ 12.21 — General Provisions:** LAMC residential and 1-SS provisions
- **§ 12.21.1 — Height of Building or Structures:** LAMC Height District FAR, height, story, transition, and exception rules
- Los Angeles City Planning: Original Zoning Code
- Los Angeles City Planning: Zoning Introduction
Frequently asked questions
What is the FAR in Los Angeles Height District 1?
In Height District 1, a commercial or industrial zone is generally limited to 1.5 times Buildable Area. Other zones are generally limited to 3 times Buildable Area, except that RA, RE, RS, and R1 properties may be governed by separate Residential Floor Area rules depending on Hillside and Coastal location (§ 12.21.1 A.1).
What is the difference between Los Angeles Height Districts 1-L, 1-VL, and 1-XL?
1-L permits up to 6 stories/75 ft, 1-VL ordinarily permits 3 stories/45 ft, and 1-XL permits 2 stories/30 ft. Fully residential buildings and buildings in RAS3 or RAS4 have a story-count exception in 1-VL and 1-XL, but the applicable feet limit remains (§ 12.21.1 A.1).
How do I calculate Buildable Area for Los Angeles FAR?
Start with the portion of the lot in the proper zone, then remove required yards, building-line setback areas, and areas limited to accessory buildings or uses. Use the Buildable Area applicable to a one-story building, even when the proposed building is taller; qualifying residential or mixed-use projects in C2, C4, and C5 may instead use lot area, subject to listed exceptions (§ 12.03).
Does Height District 2 mean a Los Angeles building can be any height?
No. Height District 2 supplies a 6:1 FAR limit but does not guarantee unlimited height. Underlying-zone limits, Specific Plans, overlays, residential-adjacency transitions, and the 6-story/75-ft rule for CR and affected RD/R3/RAS3 parcels may still control (§ 12.21.1 A.2; § 12.21.1 A.10).
Does a Los Angeles Height District determine what uses are allowed?
No. A Height District regulates floor area, height, or stories, while the underlying zone determines use permissions. The complete designation must therefore be read together—for example, the C2 and 1 components of C2-1 perform different regulatory functions (§ 12.04 C; § 12.21.1).
What are the height limits near residential zones in Los Angeles?
Portions of buildings on C- or M-zoned lots are generally limited to 25 ft within 0–49 ft, 33 ft within 50–99 ft, and 61 ft within 100–199 ft of an RW1 or more restrictive zone. Grade differences and authorized Zoning Administrator relief can modify the result (§ 12.21.1 A.10).
Is parking included in Los Angeles FAR?
Qualifying parking floor space and its necessary interior driveways and ramps are excluded from the Height District floor-area calculation. Bicycle parking and several other building-service spaces are also excluded, but every claimed exclusion should be shown separately in the project’s area schedule (§ 12.03; § 12.21.1 A.5; § 12.21.1 B.4).
How can I find the Height District for a Los Angeles property?
Review the official Zoning Map and read the full designation, such as R2-1, C2-2, or M1-3. A lot can lie in more than one Height District, and suffixes such as 1-L, 1-VL, 1-XL, 1-SS, or a parcel-specific D limitation can materially change the answer (§ 12.04 C).
General information, not legal advice.
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