Setbacks & Height Limits in Los Angeles

This guide explains the basic setback and height rules for residential construction in the City of Los Angeles. The numbers below come from Chapter I, Article 2 of the Los Angeles Municipal Code (LAMC) — the city's zoning ordinance — and apply to the R1 (One-Family) zone unless noted otherwise. Always confirm your specific lot's requirements with the LA Department of City Planning and ZIMAS before finalizing plans.

What Are Setbacks?

A setback (called a "yard" in the LAMC) is the minimum required distance between a building and a lot line. Setbacks are measured from the property line to the nearest point of the building wall. Eaves, chimneys, bay windows, and similar features may project a limited distance into a required yard under LAMC Section 12.22-C.

Los Angeles zoning specifies front, side, and rear yards separately for each zoning district. Corner lots have two "front" yards (one per street frontage) plus an interior side yard and a rear yard.

Typical Residential Setbacks (R1 Zone)

For the R1 (One-Family) zone — the most common single-family district in LA — the LAMC requires approximately:

These are R1 base values. R2 generally uses the same setbacks; R3 and higher-density residential zones use a 15 ft front yard, 5 ft interior side yard, and 15 ft rear yard. Specific plans, hillside ordinances, and HPOZs frequently modify these numbers.

Height Limits

The maximum building height in the R1 zone is 33 feet on flat lots and 36 feet on hillside lots, measured from grade to the highest point of the roof. Other residential zones differ:

• R1 / R2 — 33 ft (flat) / 36 ft (hillside)
• R3 — 45 ft
• RAS3, RAS4, R4, R5 — taller, governed by Height District designation

LA uses a separate Height District layer (1, 1L, 1VL, 1XL, 2, 3, 4) on top of the base zone to control height and FAR in commercial and higher-density residential zones. ZIMAS will show the height district on every parcel.

Height rules get more complicated in:

• Hillside areas under the Baseline Hillside Ordinance (BHO) — height is measured from existing grade, with encroachment planes
• HPOZs (Historic Preservation Overlay Zones) — height and design are subject to review by the HPOZ board
• Specific Plan areas — many specific plans cap height below the base zone
• Coastal Zone — height is reviewed under the Local Coastal Program and may require a Coastal Development Permit

Hillside & Baseline Mansionization

Los Angeles layers two important ordinances on top of the R1 base envelope:

• Baseline Mansionization Ordinance (BMO) — applies to flat-lot single-family zones. Limits floor area to a base FAR of 0.45 (with a 20% bonus for certain green building or front-facing design features), restricts encroachment planes above the side yards, and caps overall massing to prevent oversized "mansions" on small lots.
• Baseline Hillside Ordinance (BHO) — applies to single-family lots in designated Hillside Areas. Reduces allowable floor area on a sliding scale based on lot slope, restricts retaining wall height, requires onsite parking despite slope, and sets specific rules for measuring height from existing grade.

Both ordinances are administered by LA City Planning. If your project is in either area, the BMO/BHO numbers usually control before the R1 base rules — read the planning department's bulletins for the current calculations.

Lot Coverage and FAR

Beyond setbacks and height, two other numbers shape how much you can build:

• Lot coverage — R1 typically allows up to 45% of the lot to be covered by buildings.
• Floor Area Ratio (FAR) — R1 typically caps total floor area at 0.50 of lot area (with BMO modifying this for flat lots and BHO modifying it for hillside lots). A 0.50 FAR on a 5,000 sq ft lot allows up to 2,500 sq ft of floor area before bonuses.

Common Exceptions and Encroachments

LAMC Section 12.22-C lists features that may project into required yards. Typical allowances include:

• Eaves, cornices, and gutters (up to 2 ft 6 in)
• Chimneys (up to 2 ft)
• Uncovered porches, stoops, and steps
• Air conditioning condensers (subject to noise limits)
• Bay windows (limited projection)

Fences, retaining walls, and accessory structures have separate rules — see LAMC Section 12.22-C and the Department of City Planning's information bulletins.

State ADU Overrides

If your project is an Accessory Dwelling Unit (ADU), California Government Code Sections 65852.2 and 65852.22 override most local setback and height rules. State law allows a 4 ft side and rear setback, an 800 sq ft / 16 ft height "bonus" ADU on most lots, and ministerial 60-day approval. See the ADU rules page for the full breakdown of how LA implements state ADU law.

How to Look Up Your Specific Requirements

1. Find your zone on ZIMAS — go to zimas.lacity.org and enter your address. Note the zone (e.g., R1-1), the height district, any specific plan, HPOZ, or hillside designation.
2. Read the LAMC section for your zone — the LA Municipal Code (Chapter I, Article 2) lists yards, height, lot coverage, and FAR for each zone.
3. Check overlays and ordinances — BMO, BHO, HPOZ, specific plans, and the Coastal Zone all modify base rules.
4. Call LA Planning — the Department of City Planning offers a public counter and phone line at (213) 978-1271 for zoning questions before you commit to design.

Variances

If your project cannot meet the strict letter of the LAMC, you may apply for a zoning variance through the Office of Zoning Administration. Variances require a finding of unique hardship tied to the lot and typically involve a public hearing. Variances in LA are expensive and slow. Check current fees with the Department of City Planning fee estimator and budget several months for processing. See the Variance Application Guide for the general process.

Official Sources

See the sources linked in the frontmatter for the LA Municipal Code, Department of City Planning, ZIMAS, and the Baseline Mansionization Ordinance bulletin. This guide is informational and is not a substitute for direct confirmation from LA City Planning staff.