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Los Angeles — Residential Zones

The Los Angeles Residential Zones, explained in plain English with the controlling citations.

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Last reviewed: July 6, 2026

Overview

Los Angeles regulates residential development through the legacy Zoning Code in Chapter 1 of the Los Angeles Municipal Code (Title 12), which establishes residential districts, permitted uses, and baseline site standards such as lot size, yards, and density. The residential districts include single-unit zones like RA, RE, RS, R1, specialty districts like RU, RZ, and RW, and multi-unit zones R2, RD, R3, R4, and R5 (see § 12.04; complete list of districts is in the Los Angeles Zoning Code (Chapter 1)) .

Plain-English anchor: In LA’s Chapter 1 residential zones, the base rules come from the district on your parcel (e.g., R1, R2, R3), while your building’s overall height/FAR is controlled by the site’s Height District and any hillside standards, and your parking comes from Chapter 1’s general rules.

Where this page references Height District, parking, procedures, overlays, ADUs, or building codes, jump to the dedicated guidance: Los Angeles Height Districts & FAR, Los Angeles Parking & Loading, Los Angeles Processes & Procedures, Los Angeles Overlay Districts, Los Angeles ADUs, and California Building Standards Code.

District-by-district

R1 — One-Family Zone

  • Purpose and character: Classic single-family neighborhoods; allows one dwelling per lot, with limited ancillary uses and accessory buildings (§ 12.08 A) .
  • Typical permitted uses:
    • One-family dwelling; public parks/playgrounds; limited animal keeping subject to lot size; accessory buildings; conditional uses per § 12.24 (§ 12.08 A) .
  • Key dimensional standards (core examples):
    • Minimum lot size/width: 5,000 sf and 50 ft; minimum lot area per dwelling unit is also 5,000 sf (§ 12.08 C.4) .
    • Yards: Front/side/rear yard standards apply; side-yard “plane break” and incremental increases above 18 ft height; rear yard commonly 15 ft (§ 12.08 C.2–C.3) .
    • Max Residential Floor Area (RFA) outside Hillside/Coastal: 0.45 FAR; with encroachment plane starting at 20 ft at front/side yards (§ 12.08 C.5(a)) .
    • Hillside Area lots: use the § 12.21 C.10 Hillside table for setbacks (e.g., front yard depth 20% of lot, cap 20–25 ft depending zone; increased side yards) (§ 12.21 C.10) .
  • Where it applies: Citywide single-family areas; Hillside standards overlay R1 on designated maps (§ 12.21 C.10) .

RS — Suburban Zone

  • Purpose and character: Single-family districts with larger lots than R1 (§ 12.07.1) .
  • Typical permitted uses: One-family dwellings, public parks/community centers (§ 12.07.1 A) .
  • Key dimensional standards:
    • Minimum lot size/width: 7,500 sf and 60 ft; minimum lot area per dwelling also 7,500 sf with limited adjacency exception (§ 12.07.1 C.4) .
    • Yards: Generally align with R1 yard framework (§ 12.07.1 C.1–C.3 references) .
    • Max RFA (non-Hillside/Coastal): 45% if lot < 9,000 sf; else 40% or 4,050 sf minimum cap (§ 12.07.1 C.5) .
    • Hillside Area: Apply § 12.21 C.10 Hillside setbacks (§ 12.21 C.10) .
  • Notes: Front-yard landscaping and driveway limits apply citywide to A/R zones (§ 12.21 C landscaping provisions cited in yard rules) .

RE — Residential Estate Zone (RE9/RE11/RE15/RE20/RE40)

  • Purpose and character: Large-lot single-family with estate-scale sites; equine allowances on larger parcels (§ 12.07.01 A) .
  • Typical permitted uses: One-family dwelling, parks; limited animal keeping; adjacency-based two-family only with strict limits (§ 12.07.01 A) .
  • Key dimensional standards:
    • Minimum lot size/width by suffix: RE9 = 9,000 sf/65 ft; RE11 = 11,000 sf/70 ft; RE15 = 15,000 sf/80 ft; RE20 = 20,000 sf/80 ft; RE40 = 40,000 sf/80 ft (§ 12.07.01 C.4) .
    • Minimum lot area per dwelling: equals the zone’s minimum lot area (§ 12.07.01 C.4) .
    • Yards: Side-yard minimum varies by RE suffix (e.g., 5–10 ft minimums with scaling; +1 ft per story above 2 stories); rear yard is 25% of lot depth up to 25 ft (§ 12.07.01 C.2–C.3) .
    • Max RFA (non-Hillside/Coastal): RE9/RE11 = 40% if lot < 15,000 sf, else 35% or 6,000 sf min; RE15/RE20/RE40 = 35%; with optional +20% bonus if massing/stepback options used (§ 12.07.01 C.5) .
    • Hillside Area: Apply § 12.21 C.10 (plus guaranteed minimum RFA table for RA/RE/RS in Hillside) (§ 12.21 C.10) .
  • Where it applies: Estate-scale neighborhoods, often in hillside/semi-rural settings.

RA — Suburban Zone (Residential-Agricultural)

  • Purpose and character: Very low-density single-family with rural/hobby/agricultural allowances; also used for horsekeeping (§ 12.07 A) .
  • Typical permitted uses: One-family dwellings, golf courses (non-commercial formats), truck gardening/nurseries, animal keeping with limitations (§ 12.07 A) .
  • Key dimensional standards:
    • Minimum lot area/width: 2 acres minimum; 150 ft average width; lot area per dwelling ≥ 1 acre and max two dwellings per lot (§ 12.07 C.2) .
    • Yards: “Same as A1 Zone” cross-reference (§ 12.07 C.1). Not found in retrieved materials for A1 yard dimensions; Verify with the jurisdiction.
    • Hillside Area: Apply § 12.21 C.10 for R1/RS/RE/RA in Hillside Areas (§ 12.21 C.10) .

RW1 — Residential Waterways (one-family, e.g., Venice Canals)

  • Purpose and character: Special standards for historic canal/waterway lots (§ 12.08.5 A) .
  • Typical permitted uses: One-family dwelling; select accessory buildings with larger-lot thresholds (§ 12.08.5 B) .
  • Key dimensional standards:
    • Minimum lot: 2,300 sf and 28 ft width (§ 12.08.5 C.4) .
    • Yards: Side yard = 10% of lot width (≥ 3 ft); rear yard 15 ft min with waterway-specific measurement rules (§ 12.08.5 C.2–C.3) .
  • Notes: RW2 (two-family waterways) exists in § 12.04’s zone list; specific RW2 standards Not found in retrieved materials. Verify with the jurisdiction.

RZ — Residential Zero Side Yard

  • Purpose: Enables single-family housing on lots with a zero side yard on one side (typically paired or group developments) (§ 12.08.3 A) .
  • Key dimensional standards:
    • Suffix designations: RZ2.5, RZ3, RZ4 indicate minimum lot area 2,500, 3,000, or 4,000 sf respectively (§ 12.08.3 C.b) .
    • Zero side yard development requires recorded maintenance easements and other safeguards (§ 12.08.3 C) .
  • Related allowance: In multiple-residential zones (R2, RD, R3, RAS3, R4, RAS4, R5), projects may use “zero side and rear” configurations with minimum 2,500 sf per lot when approved with a parcel/tract map (§ 12.22 C.25; summarized in § 12.22 C, items 24–27) .

R2 — Two-Family Zone

  • Purpose and character: Small-lot two-unit neighborhoods; also allows two detached single-family homes on one lot (§ 12.09 A) .
  • Typical permitted uses:
    • Anything in R1, plus two-family dwelling or two single-family dwellings; adjacency-based multiple dwelling on C/I edges with RD1.5 density rules (§ 12.09 A) .
  • Key dimensional standards:
    • Minimum lot: 5,000 sf and 50 ft width; 2,500 sf per dwelling unit minimum (§ 12.09 C.4) .
    • Yards: Front, side, rear yards generally align with R1 (§ 12.09 C.1–C.3) .

RD — Restricted Density Multiple Dwelling (RD1.5–RD6)

  • Purpose and character: Transitional densities between duplex and apartment zones (§ 12.09.1) .
  • Typical permitted uses: One- and two-family dwellings, apartment/multiple or group dwellings, with accessory uses; keeping of equines on large lots (§ 12.09.1 A) .
  • Key dimensional standards:
    • Lot designations: RD1.5, RD2, RD3, RD4, RD5, RD6 with corresponding minimums (§ 12.09.1 C.4) :
      • Min lot width/area: 50–70 ft / 5,000–12,000 sf; density = 1 unit per 1,500–6,000 sf.
    • Rear yards: 15 ft (RD1.5–RD4) and 25 ft (RD5–RD6); side yard 10 ft in RD5–RD6 (§ 12.09.1 C.2–C.3) .

R3 — Multiple Dwelling Zone

  • Purpose and character: Medium-density apartments (§ 12.10 A) .
  • Typical permitted uses: Any R2 use, multiple dwellings/apartments, group dwellings, boarding/rooming (§ 12.10 A) .
  • Key dimensional standards:
    • Minimum lot: 5,000 sf and 50 ft width (§ 12.10 C.4) — with density 800 sf of lot area per dwelling unit, and 200 sf per guest room (lot area-based) (§ 12.10 C.4) .

R4 — Multiple Dwelling Zone

  • Purpose and character: High-density apartments (§ 12.11 A) .
  • Typical permitted uses: Any R3 use; philanthropic institutions, churches, schools, museums/libraries, retirement hotels; accessory buildings (§ 12.11 A) .
  • Key dimensional standards:
    • Minimum lot: 5,000 sf and 50 ft width; density 400 sf per dwelling unit; 200 sf per guest room (§ 12.11 C.4) .
    • Front yard: typically 15 ft; side yard 5 ft plus increases above two stories (§ 12.11 C.1–C.2) .

R5 — Multiple Dwelling Zone

  • Purpose and character: Highest-density residential district (§ 12.12 A) .
  • Typical permitted uses: Any R4 use, plus specialized senior and care housing (§ 12.12 A) .
  • Key dimensional standards:
    • Minimum lot: 5,000 sf and 50 ft width; density 200 sf per dwelling unit; yards reference R3/R4 patterns (§ 12.12 C.1–C.4) .

Selected standards at a glance

Zone Minimum Lot Size (sf) Minimum Lot Area per DU (sf) Notes Code Reference
R1 5,000 5,000 0.45 RFA (non-hillside/coastal); rear yard 15 ft typical; side-yard plane break § 12.08 C.4–C.5
RS 7,500 7,500 Larger-lot single-family; RS RFA 45%/<9k, then 40%/4,050 § 12.07.1 C.4–C.5
RE9/11/15/20/40 9,000–40,000 Same as lot min Rear yard 25% (≤25 ft); side-yard scales by suffix § 12.07.01 C.2–C.4
RA 87,120 (2 acres) ≥ 43,560 Max two dwellings/lot; yards per A1 cross-ref § 12.07 C.1–C.2
RW1 2,300 n/a (single-family) Canal-specific side/rear yard rules § 12.08.5 C.2–C.4
R2 5,000 2,500 Two-family; R1 yard framework § 12.09 C.1–C.4
RD1.5–RD6 5,000–12,000 1,500–6,000 Rear 15–25 ft; RD5–RD6 side 10 ft § 12.09.1 C.2–C.4
R3 5,000 800 Medium density apartments § 12.10 C.4
R4 5,000 400 High density apartments § 12.11 C.4
R5 5,000 200 Highest density § 12.12 C.4

Additional citywide rules frequently apply:

  • Hillside single-family setbacks and RFA math appear in § 12.21 C.10 (applies to R1/RS/RE/RA) .
  • Height limits (outside Hillside/Coastal) include 33 ft for R1/RS/RE9/R2, and 36 ft for RE11/RE15/RE20/RE40/RA (lower if roof slope <25%) (§ 12.21.1) .
  • Required parking is governed by § 12.21 A and summarized in Los Angeles Parking & Loading.

Practical notes and comparisons

  • Single-family tiers: RA (2-acre), RE (9k–40k sf), RS (7.5k sf), R1 (5k sf). As lot size decreases, the code allows more buildable mass in a given envelope, though Hillside standards can reduce perceived capacity (§§ 12.07, 12.07.01, 12.07.1, 12.08; § 12.21 C.10) .
  • Apartments: R3 starts at 800 sf/DU, R4 at 400 sf/DU, R5 at 200 sf/DU (§§ 12.10 C.4, 12.11 C.4, 12.12 C.4) .
  • Small-lot/zero-lot options: In R2/RD/R3/R4/R5 (and RAS), “zero side and rear yard” subdivisions are allowed with parcel/tract map approval and minimum 2,500 sf per lot (§ 12.22 C.25 summarized in § 12.22 C, items 24–27) . The dedicated RZ district provides a single-family zero-side-yard zoning tool with RZ2.5/3/4 lot minimums (§ 12.08.3) .
  • Landscape and yard integrity: Required front yards in A/R zones must largely remain landscaped/planting areas; limits apply to paving/driveways (§ 12.21 C landscaping provisions referenced in citywide yard standards) .

Checklist

  • Confirm your parcel’s base district (e.g., R1, R3) and Height District in ZIMAS; then read the base rules here and the Height/FAR rules in Los Angeles Height Districts & FAR.
  • Verify minimum lot size and density for your district (e.g., RE20 = 20,000 sf lot; R3 = 800 sf/DU), including any suffix (e.g., RD1.5) (§§ 12.07.01 C.4; 12.10 C.4; 12.09.1 C.4) .
  • If in a Hillside Area (R1/RS/RE/RA), apply the Hillside setbacks and RFA calculations in § 12.21 C.10 before sketching massing .
  • Check required yards and any “plane break” or side-yard height step-ups (single-family) (§ 12.08 C.2–C.3) .
  • Calculate parking per § 12.21 A and cross-check with Los Angeles Parking & Loading.
  • If considering small-lot/zero-lot-line formats in multi-family zones, confirm eligibility under § 12.22 C.25 and map approvals .
  • Identify any overlays/specific plans or HPOZs, which can add or supersede standards (see Los Angeles Overlay Districts and Los Angeles Historic Preservation).
  • For ADUs/JADUs, follow the city’s ADU standards (see Los Angeles ADUs).

Risks & Ambiguities

Issue Why it matters What to verify
Hillside math vs. base FAR R1/RS/RE/RA houses in Hillside Areas must use § 12.21 C.10 tables, which can reduce/reshape massing Confirm Hillside designation and compute setbacks/RFA per § 12.21 C.10
RE side/rear yard scaling Side yards vary across RE9–RE40; rear yard is 25% of lot depth (cap 25 ft) Check § 12.07.01 C.2–C.3 before siting walls/courtyards
RS/R1 massing rules Single-family “plane break” and side-yard adders above 18 ft affect bulk Apply § 12.08 C.2 and § 12.08 C.5; verify encroachment plane start at 20 ft
Multi-family “zero lot line” R2/RD/R3/R4/R5 zero side/rear formats need map approvals and 2,500 sf lots Confirm § 12.22 C.25 and entitlement path in Los Angeles Processes & Procedures
RA yards reference A1 RA yards are “same as A1”; A1 yard values weren’t retrieved Not found in retrieved materials; Verify with the jurisdiction
RW2 standards RW2 exists but detailed standards weren’t retrieved Not found in retrieved materials; Verify with the jurisdiction

Plain-English Summary

If your Los Angeles lot is in R1/RS/RE/RA, you’re looking at single-family rules with minimum lot sizes from 5,000 sf up to 2 acres and special Hillside math where mapped. If it’s R2/RD/R3/R4/R5, density is set by minimum lot area per unit—R3 needs about 800 sf/DU, R4 needs 400 sf/DU, and R5 needs 200 sf/DU. Yards, height, and parking also apply, and overlays can add rules. When in doubt, match your district’s §-by-§ requirements first, then layer on Height District, Hillside, parking, and any overlays.

Source References

  • § 12.04 Zones – Districts – Symbols (residential districts list)
  • § 12.07 RA Suburban Zone (uses; 2-acre lot; 1 du/acre; A1-yard cross-ref)
  • § 12.07.01 RE Residential Estate (uses; lot size table; side/rear yards; max RFA)
  • § 12.07.1 RS Suburban (uses; 7,500 sf lot; RS RFA)
  • § 12.08 R1 One-Family (uses; yards; RFA/encroachment plane)
  • § 12.08.3 RZ Residential Zero Side Yard (purpose; RZ2.5/3/4)
  • § 12.08.5 RW1 Residential Waterways (canal lots; side/rear; 2,300 sf min)
  • § 12.09 R2 Two-Family (uses; 2,500 sf/DU; R1 yards)
  • § 12.09.1 RD Restricted Density (RD1.5–RD6 lot/du table; yards)
  • § 12.10 R3 Multiple Dwelling (uses; 800 sf/DU; 200 sf/guest)
  • § 12.11 R4 Multiple Dwelling (uses; 400 sf/DU; 200 sf/guest; 15-ft front; 5-ft side)
  • § 12.12 R5 Multiple Dwelling (uses; 200 sf/DU; yards reference R3/R4)
  • § 12.21 A (parking cross-reference) and yard/landscaping provisions cited in A/R yard rules
  • § 12.21.1 Height of Buildings (outside Hillside/Coastal height caps)
  • § 12.21 C.10 Hillside single-family setbacks/RFA (R1/RS/RE/RA)
  • § 12.22 C.25 Zero side/rear yard development; small-lot provisions summary (multi-family)
  • Also see: Los Angeles Zoning Code (Chapter 1A), Los Angeles Development Standards, Los Angeles Overlay Districts, Los Angeles Parking & Loading

Sources

Retrieved passages

  • Los Angeles Zoning Code (Section 12.08.3) High relevance
  • Los Angeles Zoning Code (Section 17.05) High relevance
  • Los Angeles Zoning Code (Chapter 1A) High relevance
  • Los Angeles Zoning Code (Article 3) High relevance
  • Los Angeles Zoning Code (section shall) Medium relevance
  • Los Angeles Zoning Code (Section 17.05) Medium relevance
  • Los Angeles Zoning Code (Chapter IX) Medium relevance
  • Los Angeles Zoning Code (Section 12.08.5) High relevance
  • Los Angeles Zoning Code (section shall) High relevance
  • Los Angeles Zoning Code (Section 12.10) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance
  • Los Angeles Zoning Code (Section 17.05) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance
  • Los Angeles Zoning Code Medium relevance
  • Los Angeles Zoning Code (Section 17.05) Medium relevance
  • Los Angeles Zoning Code Medium relevance
  • Los Angeles Zoning Code (section shall) Medium relevance
  • Los Angeles Zoning Code (Article 3) Medium relevance
  • Los Angeles Zoning Code (Section 12.03) Medium relevance
  • Los Angeles Zoning Code (Section 12.04) Medium relevance
  • Los Angeles Zoning Code (Section 12.04) Medium relevance
  • Los Angeles Zoning Code (section shall) Medium relevance
  • Los Angeles Zoning Code (Article 2) Medium relevance
  • Los Angeles Zoning Code (article for) Medium relevance
  • CBC § R1 (Article 1) Medium relevance
  • Los Angeles Zoning Code (Section 12.03) Medium relevance
  • Los Angeles Zoning Code (Article 2) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance
  • Los Angeles Zoning Code (Section 12.22) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Los Angeles?

Primarily one single-family home with accessory structures; parks/playgrounds by a public agency are also allowed. Floor area is generally capped at 45% of lot area outside Hillside/Coastal, with special side-yard plane breaks and a 15 ft rear yard typical (§ 12.08 A, C.3, C.5) .

How big does my lot have to be in the RE zone?

It depends on the suffix: RE9 = 9,000 sf, RE11 = 11,000 sf, RE15 = 15,000 sf, RE20 = 20,000 sf, RE40 = 40,000 sf. Minimum lot area per dwelling equals the zone minimum (§ 12.07.01 C.4) .

What are the density rules in R3, R4, and R5?

They’re lot-area-per-unit: R3 needs about 800 sf/DU; R4 needs 400 sf/DU; R5 needs 200 sf/DU. Guest rooms are usually 200 sf/room in R3/R4; check your site’s Height District too (§§ 12.10 C.4; 12.11 C.4; 12.12 C.4; § 12.21.1) .

Do Hillside standards change setbacks for single-family zones?

Yes. For R1/RS/RE/RA on mapped Hillside lots, use § 12.21 C.10 for setbacks like “front yard = 20% of lot depth (capped),” larger side yards, and slope-based floor area limits (§ 12.21 C.10) .

Can I do a small-lot or zero-lot-line project in R3 or R4?

Often yes. Multi-family zones (R2, RD, R3, R4, R5, and RAS) can use “zero side and rear yard” development with minimum 2,500 sf lots when approved with a map; RZ is a single-family zero side-yard zone (§ 12.22 C.25; § 12.08.3) .

What is the minimum lot in RS and R1?

RS needs 7,500 sf and 60 ft width; R1 needs 5,000 sf and 50 ft width (§ 12.07.1 C.4; § 12.08 C.4) .

Are there special rules in canal/waterway areas?

Yes. RW1 has canal-oriented setbacks: side yard is 10% of lot width (≥3 ft), rear yard typically 15 ft, and minimum lot size 2,300 sf (§ 12.08.5 C.2–C.4) .

How tall can a house be in R1 or RS outside Hillside/Coastal?

Generally up to 33 ft in R1, RS, and RE9; 36 ft in RE11/RE15/RE20/RE40/RA (lower if roof slope <25%) (§ 12.21.1) .

Where do I find the parking rules for my project?

Parking is set in § 12.21 A and implemented through the city’s parking standards. Start with Los Angeles Parking & Loading and confirm code counts where your zone section cross-references § 12.21 A (e.g., § 12.08 A.7) .

Do front yards have to be landscaped?

Yes. Required front yards in A and R zones must remain planting/landscape areas with strict limits on paving/driveways (§ 12.21 C landscaping provisions referenced in A/R yard rules) .

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