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MUNICIPAL CODE
FOREWORD
CHAPTER I GENERAL PROVISIONS AND ZONING
GENERAL PLANNING DEPARTMENT INFORMATION
ARTICLE 1 GENERAL PROVISIONS
ARTICLE 1.2 ADMINISTRATIVE CITATIONS
ARTICLE 1.5 PLANNING - COMPREHENSIVE PLANNING PROGRAM
ARTICLE 2 SPECIFIC PLANNING - ZONING - COMPREHENSIVE ZONING PLAN
SEC. 12.00. TITLE.
SEC. 12.01. CONTINUATION OF EXISTING REGULATIONS.
SEC. 12.02. PURPOSE.
SEC. 12.03. DEFINITIONS.
SEC. 12.04. ZONES - DISTRICTS - SYMBOLS.
SEC. 12.04.01. VIOLATIONS OF SPECIFIC PLANS.
SEC. 12.04.05. “OS” OPEN SPACE ZONE.
SEC. 12.04.09. “PF” PUBLIC FACILITIES ZONE.
SEC. 12.05. “A1” AGRICULTURE ZONE.
SEC. 12.06. “A2” AGRICULTURAL ZONE.
SEC. 12.07. “RA” SUBURBAN ZONE.
SEC. 12.07.01. “RE” RESIDENTIAL ESTATE ZONE.
SEC. 12.07.1. “RS” SUBURBAN ZONE.
SEC. 12.08. “R1” ONE-FAMILY ZONE.
SEC. 12.08.1. RU RESIDENTIAL URBAN ZONE.
SEC. 12.08.3. RZ RESIDENTIAL ZERO SIDE YARD ZONE.
SEC. 12.08.5. “RW1” RESIDENTIAL WATERWAYS ZONE.
SEC. 12.09. “R2” TWO-FAMILY ZONE.
SEC. 12.09.1. “RD” RESTRICTED DENSITY MULTIPLE DWELLING ZONE.
SEC. 12.09.3. “RMP” MOBILEHOME PARK ZONE.
SEC. 12.09.5. “RW2” RESIDENTIAL WATERWAYS ZONE.
SEC. 12.10. “R3” MULTIPLE DWELLING ZONE.
SEC. 12.10.5. RAS3 RESIDENTIAL/ACCESSORY SERVICES ZONE PURPOSE STATEMENT.
SEC. 12.11. “R4” MULTIPLE DWELLING ZONE.
SEC. 12.11.5. RAS4 RESIDENTIAL/ACCESSORY SERVICES ZONE PURPOSE STATEMENT.
SEC. 12.12. “R5” MULTIPLE DWELLING ZONE.
SEC. 12.12.1. “P” AUTOMOBILE PARKING ZONE.
SEC. 12.12.1.5. “PB” PARKING BUILDING ZONE.*
SEC. 12.12.2. “CR” LIMITED COMMERCIAL ZONE.
SEC. 12.13. “C1” LIMITED COMMERCIAL ZONE.
SEC. 12.13.5. “C1.5” LIMITED COMMERCIAL ZONE
SEC. 12.14. “C2” COMMERCIAL ZONE.
SEC. 12.16. “C4” COMMERCIAL ZONE.
SEC. 12.16.1. “CW” CENTRAL CITY WEST SPECIFIC PLAN ZONE.
SEC. 12.16.2. ADP ALAMEDA DISTRICT SPECIFIC PLAN ZONE.
SEC. 12.16.3. LASED LOS ANGELES SPORTS AND ENTERTAINMENT DISTRICT SPECIFIC PLAN ZONE.
SEC. 12.16.4. CEC CONVENTION AND EVENT CENTER SPECIFIC PLAN ZONE.
SEC. 12.16.5. USC-1A UNIVERSITY OF SOUTHERN CALIFORNIA UNIVERSITY PARK CAMPUS SPECIFIC PLAN SUBAREA 1A ZONE.
SEC. 12.16.6. USC-1B UNIVERSITY OF SOUTHERN CALIFORNIA UNIVERSITY PARK CAMPUS SPECIFIC PLAN SUBAREA 1B ZONE.
SEC. 12.16.7. USC-2 UNIVERSITY OF SOUTHERN CALIFORNIA UNIVERSITY PARK CAMPUS SPECIFIC PLAN SUBAREA 2 ZONE.
SEC. 12.16.8. USC-3 UNIVERSITY OF SOUTHERN CALIFORNIA UNIVERSITY PARK CAMPUS SPECIFIC PLAN SUBAREA 3 ZONE.
SEC. 12.16.9. PVSP PONTE VISTA AT SAN PEDRO SPECIFIC PLAN ZONE.
SEC. 12.16.10. DNSP DISTRICT NOHO SPECIFIC PLAN ZONE.
SEC. 12.17. “C5” COMMERCIAL ZONE.
SEC. 12.17.1. “CM” COMMERCIAL MANUFACTURING ZONE.
SEC. 12.17.2. “CM(GM)” COMMERCIAL MANUFACTURING (GLENCOE/MAXELLA) SPECIFIC PLAN ZONE.
SEC. 12.17.5. “MR1” RESTRICTED INDUSTRIAL ZONE.
SEC. 12.17.5.5. “CCS” CENTURY CITY SOUTH SPECIFIC PLAN STUDIO ZONE.
SEC. 12.17.6. “M1” LIMITED INDUSTRIAL ZONE.
SEC. 12.18. “MR2” RESTRICTED LIGHT INDUSTRIAL ZONE.
SEC. 12.18.1. “WC” WARNER CENTER SPECIFIC PLAN ZONE.
SEC. 12.19. “M2” LIGHT INDUSTRIAL ZONE.
SEC. 12.19.1. LAX LOS ANGELES INTERNATIONAL AIRPORT ZONE.
SEC. 12.20. “M3” HEAVY INDUSTRIAL ZONE.
SEC. 12.20.1. SL OCEAN - SUBMERGED LAND ZONE.
SEC. 12.20.2. COASTAL DEVELOPMENT PERMITS (PRIOR TO CERTIFICATION OF THE LOCAL COASTAL PROGRAM.)
SEC. 12.20.2.1. COASTAL DEVELOPMENT PERMIT PROCEDURES AFTER CERTIFICATION OF THE LOCAL COASTAL PROGRAM.
SEC. 12.20.3. “HP” HISTORIC PRESERVATION OVERLAY ZONE.
SEC. 12.21. GENERAL PROVISIONS.
SEC. 12.21.1. HEIGHT OF BUILDING OR STRUCTURES.
SEC. 12.21.2. HEIGHT OF BUILDINGS OR STRUCTURES IN CENTURY CITY.
SEC. 12.21.3. HEIGHT OF BUILDINGS OR STRUCTURES IN COMMUNITY REDEVELOPMENT PLAN AREAS.
SEC. 12.21.4. HEIGHT OF BUILDINGS OR STRUCTURES IN ENTERPRISE ZONES.
SEC. 12.21.5. HEIGHT OF BUILDINGS OR STRUCTURES IN CENTERS STUDY AREAS.
SEC. 12.21.6. HEIGHT OF BUILDINGS OR STRUCTURES IN ALL R1V, R1F, AND R1R ONE-FAMILY ZONE VARIATIONS.
SEC. 12.22. EXCEPTIONS.
SEC. 12.22.1. CITY OF LOS ANGELES SAFER FILMING ORDINANCE.
SEC. 12.23. NONCONFORMING BUILDING AND USES.
SEC. 12.24. CONDITIONAL USE PERMITS AND OTHER SIMILAR QUASI-JUDICIAL APPROVALS.
SEC. 12.24.1. LAND USE DETERMINATION BY CITY PLANNING COMMISSION.
SEC. 12.25. TIME LIMITATIONS.
SEC. 12.26. DEPARTMENT OF BUILDING AND SAFETY.
SEC. 12.27. VARIANCES.
SEC. 12.27.1. ADMINISTRATIVE NUISANCE ABATEMENT PROCEEDINGS.
SEC. 12.28. ADJUSTMENTS AND SLIGHT MODIFICATIONS.
SEC. 12.29. VIOLATION OF CONDITIONS - PENALTY.
SEC. 12.30. BOUNDARIES OF ZONES.
SEC. 12.31. INTERPRETATION - PURPOSE - CONFLICT.
SEC. 12.32. LAND USE LEGISLATIVE ACTIONS.
SEC. 12.33. PARK FEES AND LAND DEDICATION.
SEC. 12.34. APPLICATION OF PROVISIONS.
SEC. 12.35. ZONING OF ANNEXED OR UNZONED AREAS.
SEC. 12.36. PROJECTS REQUIRING MULTIPLE APPROVALS. (CHARTER § 564).
SEC. 12.37. HIGHWAY AND COLLECTOR STREET DEDICATION AND IMPROVEMENT.
SEC. 12.38. DEDICATION OF STREETS BY LONG TERM LEASES.
SEC. 12.39. LOW AND MODERATE HOUSING.
SEC. 12.40. LANDSCAPE - GENERAL REQUIREMENTS.
SEC. 12.41. LANDSCAPE - WATER MANAGEMENT.
SEC. 12.42. LANDSCAPE.
SEC. 12.43. SOURCE REDUCTION OF WASTE.
SEC. 12.50. AIRPORT APPROACH ZONING REGULATIONS.
SEC. 12.70. ADULT ENTERTAINMENT ZONING.
SEC. 12.80. HOMELESS SHELTERS - EMERGENCIES - CITY OWNED AND LEASED PROPERTY.
SEC. 12.81. HOMELESS SHELTERS - EMERGENCIES - CHARITABLE ORGANIZATIONS.
SEC. 12.82. HOMELESS SHELTERS - EMERGENCIES - EL NIÑO 2016.
ARTICLE 2.9 CONDOMINIUMS, COMMUNITY APARTMENTS AND STOCK COOPERATIVES
ARTICLE 3 SPECIFIC PLAN - ZONING SUPPLEMENTAL USE DISTRICTS
ARTICLE 4 PUBLIC BENEFIT PROJECTS
ARTICLE 4.3 ELDERCARE FACILITY UNIFIED PERMIT PROCESS
ARTICLE 4.4 SIGN REGULATIONS
ARTICLE 4.5 TRANSFER OF FLOOR AREA RIGHTS - CENTRAL CITY COMMUNITY PLAN AND CITY CENTER REDEVELOPMENT PROJECT AREAS
ARTICLE 5 REFERRALS - LAND FOR PUBLIC USE
ARTICLE 6 LOCAL EMERGENCY TEMPORARY REGULATIONS
ARTICLE 6.1 REVIEW OF DEVELOPMENT PROJECTS
ARTICLE 7 DIVISION OF LAND REGULATIONS
ARTICLE 8 PRIVATE STREET REGULATIONS
ARTICLE 9 FEES
CHAPTER 1A CITY OF LOS ANGELES ZONING CODE
CHAPTER II* LICENSES, PERMITS, BUSINESS REGULATIONS
CHAPTER III PUBLIC HEALTH CODE
CHAPTER IV PUBLIC WELFARE
CHAPTER V PUBLIC SAFETY AND PROTECTION
CHAPTER VI PUBLIC WORKS AND PROPERTY
CHAPTER VII TRANSPORTATION
CHAPTER VIII TRAFFIC
CHAPTER IX BUILDING REGULATIONS
CHAPTER X BUSINESS REGULATIONS
CHAPTER XI NOISE REGULATION
CHAPTER XII THE WATER CONSERVATION PLAN OF THE CITY OF LOS ANGELES
CHAPTER XIII THE EMERGENCY ENERGY CURTAILMENT PLAN OF THE CITY OF LOS ANGELES
CHAPTER XV RENT STABILIZATION ORDINANCE
CHAPTER XVI HOUSING REGULATIONS
CHAPTER XVII RULES AND REGULATIONS GOVERNING THE USE OF THE LOS ANGELES AIRPORTS
CHAPTER XVIII EMPLOYEE WAGES AND PROTECTIONS
CHAPTER XIX ENVIRONMENTAL PROTECTION
CHAPTER XX COVID-19 PROTECTION AND RECOVERY*
TABLES
Los Angeles Planning and Zoning
Chapter 1A City of Los Angeles Zoning Code
Table of Amending Legislation for Chapter 1A
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SEC. 12.06. “A2” AGRICULTURAL ZONE.
 
   The following regulations apply in the “A2” Agricultural Zone:
 
   A.   Use. No building, structure or land shall be used and no building or structure shall be erected, structurally altered, enlarged, or maintained, except for the following uses, and, when a “Supplemental Use District” is created by the provisions of Article 3 of this chapter, for such uses as may be permitted therein.
 
   1.   Any use permitted in the “A1” Zone, provided that all such uses, except those specified in Paragraph 2. below, shall conform to all the regulations of said Zone.
 
   2.   Any of the following uses, which need conform only to the regulations of this section:
 
   (a)   One-family dwellings.
 
   (b)   (None)
 
   (c)   (None)
 
   (d)   Parks, playgrounds or community centers, owned and operated by a governmental agency.
 
   (e)   Golf courses, except driving tees or ranges, miniature and pitch and putt courses having an average fairway length per hole of less than 125 yards, courses illuminated for nighttime play and similar uses operated for commercial purposes. (Amended by Ord. No. 123,664, Eff. 3/10/63.)
 
   (f)   Farming, nurseries, aviaries, and apiaries. (Amended by Ord. No. 181,188, Eff. 7/18/10.)
 
   (g)   (Amended by Ord. No. 158,156, Eff. 8/22/83.) The keeping of equines, bovines, goats or other domestic livestock (other than swine), poultry, fowl, rabbits, fish or frogs, chinchillas and other small animals, in conjunction with the residential use of the lot provided:
 
   (1)   That these activities are not for commercial purposes, except that a maximum of two currently licensed equines not owned by the resident of the involved property may be boarded (for which monetary compensation may be paid) or kept on the property as an accessory use, and except that chickens, rabbits and chinchillas may be kept for commercial purposes on lots of five acres or more. (Amended by Ord. No. 161,352, Eff. 7/20/86.)
 
   (2)   The keeping of equines, bovines, goats or other domestic livestock (other than swine) shall be permitted only on lots having an area of 17,500 square feet or more. Where equines and/or bovines are being kept, the number kept shall not exceed one equine or bovine for each 4,000 square feet of lot area. (Amended by Ord. No. 159,341, Eff. 10/11/84.)
 
   (h)   (Amended by Ord. No. 122,543, Eff. 9/2/62.) Accessory buildings, including a private garage, accessory living quarters, servant’s quarters, recreation room, greenhouse, lathhouse, stable, barn, corral, pen, coop, building or room for packing products raised on the premises or other similar structure. Accessory living quarters, servant’s quarters, recreation room and private garage, or any combination of such uses may be included in one building not exceeding two stories in height.
 
   For location of accessory buildings, refer to Sec. 12.21 C. and Sec. 12.22 C.
 
   (i)   Accessory uses and home occupations, subject to the conditions specified in Section 12.05 A.16. of this Code. (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   (j)   Name plates and signs as provided for in Sec. 12.21 A.7.
 
   B.   Restriction. (Amended by Ord. No. 173,268, Eff. 7/1/00, Oper. 7/1/00.) For any lot designated as Public, Quasi-Public, Public/Quasi-Public Use, Other Public, or Open Space on the land use map of the applicable community or district plan; any lot shown on the map as having existing lakes, waterways, reservoirs, debris basins, or similar facilities; any lot shown on the map as the location of a freeway right-of-way; and any property annexed to the City of Los Angeles where a plan amendment was not adopted as part of the annexation proceedings:
 
   Any of the uses permitted by Subsection A. of this section shall require prior approval in accordance with the provisions of Section 12.24.1 of this Code.
 
   C.   Area. No building or structure nor the enlargement of any building or structure shall be hereafter erected or maintained unless the following yards and lot areas are provided and maintained in connection with such building, structure or enlargement:
 
   1.   Yards – Front, side and rear, same as required in “A1” Zone — Sec. 12.05 C.
 
   2.   Lot Area  (Amended by Ord. No. 123,664, Eff. 3/10/63.) Every lot, farm or other parcel of land shall have a minimum average width of 150 feet and a minimum area of two acres for all uses permitted in this section, except as otherwise required in Subsection A. of this section. The lot area per dwelling unit shall not be less than one acre, and in no case shall more than two dwellings be permitted on any one lot.
 
   In no case shall a farm or other parcel of land be reduced to less than two acres. Provided, that where a lot has less width or less area than herein required and was held under separate ownership or was of record at the time this article became effective, such lot may be occupied by any use permitted in this section, except for those uses requiring five or 20 acres, as set forth in Subsection A. of this section.
 
   Exceptions to area regulations are provided for in Section 12.22 C.
 
 
SEC. 12.07. “RA” SUBURBAN ZONE.
 
   The following regulations shall apply to the “RA” Suburban Zone:
 
   A.   Use. No building, structure or land shall be used and no building or structure shall be erected, structurally altered, enlarged or maintained except for the following uses, and when a “Supplemental Use District” is created by the provisions of Article 3 of this chapter, for such uses as may be permitted therein:
 
   1.   One-family dwellings.
 
   2.   (Deleted by Ord. No. 171,687, Eff. 8/19/97.)
 
   3.   (None)
 
   4.   Parks, playgrounds or community centers, owned and operated by a government agency.
 
   5.   Golf courses, except driving tees or ranges, miniature and pitch and putt courses having an average fairway length per hole of less than 125 yards, courses illuminated for nighttime play and similar uses operated for commercial purposes. (Amended by Ord. No. 123,664, Eff. 3/10/63.)
 
   6.   Truck gardening and nurseries. (Amended by Ord. No. 181,188, Eff. 7/18/10.)
 
   7.   (Amended by Ord. No. 159,341, Eff. 10/11/84.) The keeping of equines, bovines, goats or other domestic livestock other than swine), poultry, fowl, rabbits, chinchillas and other small animals, in conjunction with the residential use of the lot, provided:
 
   (a)   That these activities are not for commercial purposes, except that a maximum of two currently licensed equines not owned by the resident of the involved property may be boarded (for which monetary compensation may be paid) or kept on that property as an accessory use. (Amended by Ord. No. 161,352, Eff. 7/20/86.)
 
   (b)   The keeping of equines, bovines, goats or other domestic livestock (other than swine) shall be permitted only on lots having an area of 17,500 square feet or more; provided, however, that such keeping of domestic livestock shall also be permitted on lots which were of record as of November 19, 1966 and qualified for the minimum lot area requirement of 17,500 square feet by including the area of one-half of the abutting streets. Where equines and/or bovines are being kept, the number shall not exceed one equine or bovine for each 4,000 square feet of lot area.
 
   8.   Two-family dwellings, on lots having a side lot line adjoining a lot in a commercial or industrial Zone, provided that: (Amended by Ord. No. 126,309, Eff. 2/13/64.)
 
   (a)   The lot on which the dwelling is located does not extend more than 100 feet from the boundary of the less restricted Zone which it adjoins;
 
   (b)   There is a minimum lot area of 20,000 square feet for each two family dwelling.
 
   9.   (None).
 
   10.   Conditional uses enumerated in Sec. 12.24 of this Chapter when the location is approved pursuant to the provisions of Div. 13B.2. (Quasi-Judicial Review) of Chapter 1A of this Code. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
 
   11.   Accessory buildings, including private garages, accessory living quarters, servants quarters, recreation rooms, greenhouses, bathhouses, or private stables, provided that:
 
   (a)   An accessory living quarters, servants quarters, recreation room or a private garage or any combination of said uses may be included in one building not exceeding two stories in height.
 
   (b)   No stable is located or maintained on a lot having an area of less than 17,500 square feet and its capacity does not exceed one equine for each 4,000 square feet of lot area. (Amended by Ord. No. 157,144, Eff. 11/22/82.)
 
   (c)   Automobile parking space is required in connection with permitted uses and additional space may be provided in accordance with the provisions of Section 12.21 A.
 
   For the location of accessory buildings, refer to Sec. 12.21 C. and Sec. 12.22 C. (Amended by Ord. No. 107,884, Eff. 9/23/56.)
 
   12.   Accessory uses and home occupations, subject to the conditions specified in Section 12.05 A.16. of this Code. (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   13.   Backyard beekeeping, as an accessory use, provided that: (Added by Ord. No. 183,920, Eff. 12/6/15.)
 
   (a)   The person who is the owner of or in possession of an apiary is registered as a beekeeper with the County of Los Angeles Agricultural Commission.
 
   (b)   The number of hives is limited to one for every 2,500 square feet of lot area.
 
   (c)   Hives are not located in the required front yard of a lot, including through lots.
 
   (d)   Hives are located a minimum of five feet from the front, side, and rear lot lines and a minimum of 20 feet from public rights-of-way or private streets.
 
   (e)   Hive entrances face away from, or parallel to, the nearest lot line adjacent to another lot.
 
   (f)   A six-foot wall, fence, or hedge is located between hives and adjacent lots, or hives are placed at a minimum of eight feet above ground level of the adjacent lot. The purpose of this provision is to provide a solid barrier to help direct bees over six feet above ground level when departing the lot to minimize interactions between bees and individuals in the vicinity.
 
   (g)   A water source for bees shall be provided at all times on the property where the bees are kept to discourage bee visitation at swimming pools, hose bibs and other water sources on adjacent public or surrounding property.
 
   14.   Names, plates and signs as provided for in Sec. 12.21 A.7.
 
   B.   Restriction. (Amended by Ord. No. 173,268, Eff. 7/1/00, Oper. 7/1/00.) For any lot designated as Public, Quasi-Public, Public/Quasi- Public Use, Other Public, or Open Space on the land use map of the applicable community or district plan; any lot shown on the map as having existing lakes, waterways, reservoirs, debris basins, or similar facilities; any lot shown on the map as the location of a freeway right-of-way; and any property annexed to the City of Los Angeles where a plan amendment was not adopted as part of the annexation proceedings:
 
   Any of the uses permitted by Subsection A. of this section shall require prior approval in accordance with the provisions of Section 12.24.1 of this Code.
 
   C.   Area (Development Standards). No building or structure nor the enlargement of any building or structure shall be erected or maintained unless the following yards, lot areas, and floor area limitations are provided and maintained in connection with the building, structure, or enlargement: (Amended by Ord. No. 179,883, Eff. 6/29/08.)
 
   1.   Front Yard. There shall be a front yard of not less than 20% of the depth of the lot, but such front yard need not exceed 25 feet, provided, however, that where all of the developed lots which have front yards that vary in depth by not more than ten feet comprise 40% or more of the frontage, the minimum front yard depth shall be the average depth of the front yards of such lots. Where there are two or more possible combinations of developed lots comprising 40% or more of the frontage, each of which has front yards that vary in depth of not more than ten feet, the minimum front yard depth shall be the average depth of the front yards of that combination which has the shallowest average depth. In determining the required front yard, buildings located on key lots, entirely on the rear half of lots, or on lots in the “C” or “M” Zones, shall not be counted, provided, however, that nothing contained in this paragraph shall be deemed to require front yards which exceed 40 feet in depth. (Amended by Ord. No. 139,155, Eff. 10/16/69.)
 
   On key lots the minimum front yard may be the average of the required front yard for the adjoining interior lot and the required side yard along the street side of a reversed corner lot, but such minimum front yard may apply for a distance of not more than 100 feet from the rear lot line of the reversed corner lot, beyond which point the front line specified in the above paragraph shall apply. Where existing buildings on either or both of said adjoining lots are located nearer to the front or side lot lines than the yards required by this article, the yards established by such existing buildings may be used in computing the required front yard for a key lot.
 
   2.   Side Yards. (Amended by Ord. No. 169,775, Eff. 6/2/94.)
 
   (a)   There shall be a side yard on each side of a main building of not less than ten feet, except that where the lot is less than 70 feet in width, and was of record prior to July 1, 1966, the side yard may be reduced to ten percent of the width of the lot, but in no event less than three feet. Provided, however, that where a side yard of less than ten feet in width is permitted pursuant to the foregoing provisions, and the building erected on the lot is three or more stories in height, one foot shall be added to such side yard.
 
   (b)   In lieu of the additional one foot side yard for buildings of three or more stories specified above, for new construction of a main building or ground floor addition to the main building on a lot not located in a Hillside Area or a Coastal Zone, one foot shall be added to each required side yard for each increment of ten feet or fraction thereof of height above the first 18 feet of height of the main building.
 
   (c)   Side yard requirements in specific plans, Historic Overlay Zones or in subdivision approvals shall take precedence over requirements in this subsection. This subsection shall apply in these areas, however, where there are no side yard requirements provided in the specific plan, Historic Overlay Zone or in the subdivision approval.
 
   3.   Rear Yard. There shall be a rear yard of not less than twenty-five (25) percent of the depth of the lot, but such rear yard need not exceed twenty-five (25) feet.
 
   4.   Lot Area. Every lot shall have a minimum width of 70 feet and a minimum area of 17,500 square feet. The minimum lot area per dwelling unit shall be 17,500 square feet except for a two-family dwelling on lots having a side lot adjoining a lot in a commercial or industrial Zone as provided for in Subsection A. of this section. (Amended by Ord No. 133,218, Eff. 11/19/66.)
 
   Provided, however, that on property located within the RA Zone and also within the “H” Hillside or Mountainous Area for which a Master Plan including dwelling unit densities has been adopted by the Council, the number of lots may be limited and the maximum areas may be increased so that the number of dwelling units permitted will not substantially exceed the densities shown on the Plan. (Amended by Ord. No. 129,693, Eff. 5/2/65.)
 
   There may be lots with less than the minimum width and area, as provided by Section 17.05 H. of this Code, and there may be a single dwelling on each lot if the lot is shown with a separate letter or lot number on a recorded Subdivision Tract Map or Parcel Map. (Amended by Ord. No. 130,871, Eff. 9/20/65.)
 
   Exceptions to area regulations are provided for in Sec. 12.22 C. (Amended by Ord. No. 129,673, Eff. 5/2/65.)
 
   5.   Maximum Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For a lot located in a Hillside Area or Coastal Zone, the maximum Residential Floor Area shall comply with Section 12.21.1 A.1. of this Code.
 
   For all other lots, the maximum Residential Floor Area contained in all buildings and accessory buildings shall not exceed 25 percent of the lot area when the lot is less than 20,000 square feet. For lots 20,000 square feet or greater, the maximum Residential Floor Area shall not exceed 20 percent of the lot area, or 5,000 square feet, whichever is greater.
 
   An additional 20 percent of the maximum Residential Floor Area for that lot shall be allowed if any of the methods listed below are utilized. Only one 20 percent bonus per property is allowed.
 
   (a)   The total Residential Floor Area of each story other than the base floor in a multi-story building does not exceed 75 percent of the base floor area; or
 
   (b)   The cumulative length of the exterior walls facing the front lot line, equal to a minimum of 25 percent of the building width, shall be stepped-back a distance of at least 20 percent of the building depth from a plane parallel to the lot width established at the point of the building closest to the front lot line. When the front lot line is not straight, a line connecting the points where the side lot lines and the front lot line intersect shall be used. When through-lots have two front yards, the step-back shall be provided along both front lot lines.
 
   For the purposes of this provision, all exterior walls that intersect a plane parallel to the front lot line at 45 degrees or less shall be considered to be facing the front lot line. The building width shall be the greatest distance between the exterior walls of the building measured parallel to the lot width. The building depth shall be the greatest distance between the exterior walls of the building measured parallel to the lot depth.
 
   6.   Verification of Existing Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For additions with cumulative Residential Floor Area of less than 1,000 square feet constructed after January 1, 2008, or remodels of buildings built prior to January 1, 2008, the existing Residential Floor Area shall be determined based on the building records or the building square footage shown on the most recent Los Angeles County Tax Assessor’s records at the time the plans are submitted to the Department of Building and Safety and a plan check fee is paid. Except that Residential Floor Area may be calculated as defined in Section 12.03 of this Code when a complete set of fully dimensioned plans with area calculations of all the structures on the lot, prepared by a licensed architect or engineer, is submitted by the applicant.
 
   Any work that does not qualify as a remodel, as defined in the paragraph below, or additions that are 1,000 square feet or larger shall require a complete set of fully dimensioned plans with area calculations of all the structures on the lot prepared by a licensed architect or engineer.
 
   For the purposes of implementing this subdivision, a remodel shall mean the alteration of an existing building or structure provided that at least 50 percent of the perimeter length of the contiguous exterior walls and 50 percent of the roof are retained.
 
 
SEC. 12.07.01. “RE” RESIDENTIAL ESTATE ZONE.
 
   The following regulations shall apply to the “RE” Residential Estate Zone:
 
   A.   Use. No building, structure or land shall be used and no building or structure shall be erected, structurally altered, enlarged, or maintained except for the following uses, and when a “Supplemental Use District” is created by the provisions of Article 3 of this chapter, for such uses as may be permitted therein:
 
   1.   One-family dwellings.
 
   2.   Parks, playgrounds or community centers, owned and operated by a government agency.
 
   3.   (Amended by Ord. No. 181,188, Eff. 7/18/10.) Truck gardening; the keeping of equines, poultry, rabbits and chinchillas in conjunction with the residential use of the lot, provided that:
 
   (a)   Such animal keeping is not for commercial purposes.
 
   (b)   The keeping of equines shall be permitted only on lots having an area of 17,500 square feet or more. Where equines are being kept, the number of such animals being kept shall not exceed one for each 4,000 square feet of lot area.
 
   4.   Two-family dwellings on lots having a side lot adjoining a lot in a commercial or industrial Zone, provided that: (Amended by Ord. No. 126,309, Eff. 2/13/64.)
 
   (a)   The lot on which the dwelling is located does not extend more than 85 feet from the boundary of the less restricted Zone which it adjoins;
 
   (b)   The area of the lot on which the dwelling is located is not less than the minimum specified in Subdivision 4. of Subsection C. of this section. (Amended by Ord. No. 127,777, Eff. 8/1/64.)
 
   5.   (Deleted by Ord. No. 171,687, Eff. 8/19/97.)
 
   6.   Accessory buildings, including private garages, accessory living quarters, servant’s quarters, recreation rooms, or private stables provided that:
 
   (a)   No accessory living quarters or servant’s quarters are located or maintained on a lot having an area of less than 20,000 square feet.
 
   (b)   No stable is located or maintained on a lot having an area of less than 20,000 square feet and its capacity does not exceed one equine for each 5,000 square feet of lot area. (Amended by Ord. No. 157,144, Eff. 11/22/82.)
 
   (c)   An accessory living quarters, servant’s quarters, recreation room or private garage or any combination of said uses may be included in one building, not exceeding two stories in height. (Amended by Ord. No. 108,661, Eff. 2/11/57.)
 
   (d)   Automobile parking space is required in connection with permitted uses and additional spaces may be provided in accordance with the provisions of Section 12.21 A.
 
   For location of accessory buildings, refer to Sec. 12.21 C. and Sec. 12.22 C. (Amended by Ord. No. 107,884, Eff. 9/23/56.)
 
   7.   Conditional uses enumerated in Sec. 12.24 when the location is approved pursuant to the provisions of said section. (Amended by Ord. No. 117.450, Eff. 12/18/60.)
 
   8.   Accessory uses and home occupations, subject to the conditions specified in Section 12.05 A.16. of this Code. (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   9.   Name plates and signs as provided for in Section 12.21 A. of this Code. (Added by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   10.   Backyard beekeeping, as an accessory use, provided that the activity complies with the performance standards established in Section 12.07 A.13. of this Code. (Added by Ord. No. 183,920, Eff. 12/6/15.)
 
   B.   Restriction. (Amended by Ord. No. 173,268, Eff. 7/1/00, Oper. 7/1/00.) For any lot designated as Public, Quasi-Public, Public/Quasi-Public Use, Other Public, or Open Space on the land use map of the applicable community or district plan; any lot shown on the map as having existing lakes, waterways, reservoirs, debris basins, or similar facilities; any lot shown on the map as the location of a freeway right-of-way; and any property annexed to the City of Los Angeles where a plan amendment was not adopted as part of the annexation proceedings:
 
   Any of the uses permitted by Subsection A. of this section shall require prior approval in accordance with the provisions of Section 12.24.1 of this Code.
 
   C.   Area (Development Standards). No building or structure nor the enlargement of any building or structure shall be erected or maintained unless the following yards, lot areas, and floor area limitations are provided and maintained in connection with the building, structure, or enlargement: (Amended by Ord. No. 179,883, Eff. 6/29/08.)
 
   1.   Front Yard. There shall be a front yard of not less than 20% of the depth of the lot, but such front yard need not exceed 25 feet; provided, however, that where all of the developed lots which have front yards that vary in depth by not more than ten feet comprise 40% or more of the frontage, the minimum front yard depth shall be the average depth of the front yards of each such lot. Where there are two or more possible combinations of developed lots comprising 40% or more of the frontage, each of which has front yards that vary in depth by not more than ten feet, the minimum front yard depth shall be the average depth of the front yards of that combination which has the shallowest average depth. In determining the required front yard buildings located on key lots, entirely on the rear half of lots, or on lots in the “C” or “M” Zones, shall not be counted, provided, however, that nothing contained in this paragraph shall be deemed to require front yards which exceed 40 feet in depth. (Amended by Ord. No. 139,155, Eff. 10/16/69.)
 
   On key lots the minimum front yard may be the average of the required front yard for the adjoining interior lot and the required side yard along the street side of a reversed corner lot, but such minimum front yard may apply for a distance of not more than 85 feet from the rear lot line of the reversed corner lot, beyond which point the front yard specified in the above paragraph shall apply. Where existing buildings on either or both of said adjoining lots are located nearer to the front or side lot lines than the yard required by this article, the yards established by such existing buildings may be used in computing the required front yard for a key lot.
 
   2.   Side Yards. (Amended by Ord. No. 169,775, Eff. 6/2/94.)
 
   (a)   RE9, RE11, RE15 Zones. On a lot in the RE9 or RE11 Zone, there shall be a side yard on each side of a main building of not less than five feet, except that, where the lot is less than 50 feet in width, the side yard may be reduced to ten percent of the width of the lot, but in no event less than three feet. On a lot designated RE15, there shall be a side yard on each side of a main building of not less than ten percent of the lot width, but in no event less than five feet, however, the side yard need not exceed ten feet.
 
   Notwithstanding the above paragraph, on a lot in the RE9 or RE11 Zone which is not located in a Hillside Area or Coastal Zone, there shall be a side yard on each side of a main building of not less than seven feet, except that where the lot is less than 70 feet in width, the side yard may be reduced to ten percent of the width of the lot, but in no event to less than three feet.
 
   (b)   RE20, and RE40 Zones. On a lot in the RE20 or RE40 Zone, there shall be a side yard of not less than ten feet on each side of a main building.
 
   (c)   For a building more than two- stories in height, one-foot shall be added to the width of each required side yard for each additional story above the second story.
 
   In lieu of the additional side yard requirement in the above paragraph, for new construction of a main building or a ground floor addition to the main building on a lot in the RE9, RE11, RE15, or RE20 Zone which is not located in a Hillside Area or Coastal Zone, if the main building exceeds 18 feet in height, then one-foot shall be added to the width of each required side yard for each increment of ten feet or fraction thereof above the first 18 feet of height of the main building.
 
   (d)   Side yard requirements in specific plans, Historic Preservation Overlay Zones or in subdivision approvals shall take precedence over this subdivision. This subdivision shall apply in these areas, however, when there are no such side yard requirements.
 
   3.   Rear Yard. There shall be a rear yard of not less than 25% of the depth of the lot, but such rear yard need not exceed 25 feet.
 
   4.   Lot Area. Every lot classified in the RE Zone is, according to the lot area requirements, further designated as RE9, RE11, RE15, RE20 or RE40. Where the Zoning Map shows only the designation RE, the land shall be considered as being classified as RE11, and the Zoning Map, heretofore made a part of Section 12.04 of this Code, is hereby amended to indicate said designation without additional procedure. (Amended by Ord. No. 137,892, Eff. 2/7/69.)
 
   Every lot shall have a minimum width and area as follows:
 
[LOT SIZE “RE” ZONE]
(Amended by Ord No. 137,892, Eff. 2/7/69.)
 
 
[Zone]
Minimum Lot Width
Minimum Lot Area
RE9
65 feet
9,000 square feet
RE11
70 feet
11,000 square feet
RE15
80 feet
15,000 square feet
RE20
80 feet
20,000 square feet
RE40
80 feet
40,000 square feet
 
   The minimum lot area per dwelling unit shall be the same as the minimum lot area, except for two-family dwellings on lots having a side lot line adjoining a lot in a commercial or industrial Zone as provided for in Subsection A. of this section.
 
   Provided, however, that on the property located within the RE Zone and also within an “H” Hillside or Mountainous Area for which a General Plan including dwelling unit densities has been adopted by the Council, the number of lots may be limited and the minimum area may be increased so that the number of dwelling units permitted will not substantially exceed the densities shown on the plan. (Amended by Ord. No. 141,821, Eff. 5/24/71.)
 
   There may be lots with less than the minimum width and area, as provided by Section 17.05 H. of this Code, and there may be a single- family dwelling on each such lot if the lot is shown with a separate letter or lot number on a recorded Subdivision Tract Map or a Parcel Map. (Amended by Ord. No. 130,871, Eff. 9/20/65.)
 
   Exceptions to area regulations are provided for in Sec. 12.22 C.
 
   5.   Maximum Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For a lot located in a Hillside Area or Coastal Zone, the maximum Residential Floor Area shall comply with Section 12.21.1 A.1. of this Code.
 
   For all other lots, the maximum Residential Floor Area contained in all buildings and accessory buildings shall be as follows: In the RE9 and RE11 Zones, the maximum Residential Floor Area shall be 40 percent of the lot area when the lot is less than 15,000 square feet. For lots 15,000 square feet or greater in the RE9 and RE11 Zones, the maximum Residential Floor Area shall be 35 percent of the lot area or 6,000 square feet, whichever is greater. For lots in the RE15, RE20 and RE40 Zones, the maximum Residential Floor Area shall be 35 percent of the lot area.
 
   An additional 20 percent of the maximum Residential Floor Area for that lot shall be allowed if any of the methods listed below are utilized. Only one 20 percent bonus per property is allowed.
 
   (a)   The total Residential Floor Area of each story other than the base floor in a multi-story building does not exceed 75 percent of the base floor area; or
 
   (b)   The cumulative length of the exterior walls facing the front lot line, equal to a minimum of 25 percent of the building width shall be stepped-back a distance of at least 20 percent of the building depth from a plane parallel to the lot width established at the point of the building closest to the front lot line. When the front lot line is not straight, a line connecting the points where the side lot lines and the front lot line intersect shall be used. When through-lots have two front yards, the step-back shall be provided along both front lot lines.
 
   For the purposes of this provision, all exterior walls that intersect a plane parallel to the front lot line at 45 degrees or less shall be considered to be facing the front lot line. The building width shall be the greatest distance between the exterior walls of the building measured parallel to the lot width. The building depth shall be the greatest distance between the exterior walls of the building measured parallel to the lot depth.
 
   6.   Verification of Existing Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For additions with cumulative Residential Floor Area of less than 1,000 square feet constructed after January 1, 2008, or remodels of buildings built prior to January 1, 2008, the existing Residential Floor Area shall be determined based on the building records or the building square footage shown on the most recent Los Angeles County Tax Assessor’s records at the time the plans are submitted to the Department of Building and Safety and a plan check fee is paid. Except that Residential Floor Area may be calculated as defined in Section 12.03 of this Code when a complete set of fully dimensioned plans with area calculations of all the structures on the lot, prepared by a licensed architect or engineer, is submitted by the applicant.
 
   Any work that does not qualify as a remodel, as defined in the paragraph below, or additions that are 1,000 square feet or larger shall require a complete set of fully dimensioned plans with area calculations of all the structures on the lot prepared by a licensed architect or engineer.
 
   For the purposes of implementing this subdivision, a remodel shall mean the alteration of an existing building or structure provided that at least 50 percent of the perimeter length of the contiguous exterior walls and 50 percent of the roof are retained.
 
 
SEC. 12.07.1. “RS” SUBURBAN ZONE.
 
   The following regulations shall apply in the “RS” Suburban Zone:
 
   A.   Use — No building, structure or land shall be used and no building or structure shall be erected, structurally altered, enlarged, or maintained, except for the following uses, and when a “Supplemental Use District” is created by the provisions of Article 3 of this chapter, for such uses as may be permitted therein:
 
   1.   One-family dwellings.
 
   2.   Parks, playgrounds or community centers, owned and operated by a governmental agency.
 
   3.   (Amended by Ord. No. 181,188, Eff. 7/18/10.) Truck gardening; the keeping of equines, poultry, rabbits and chinchillas in conjunction with the residential use of the lot, provided that:
 
   (a)   Such animal keeping is not for commercial purposes.
 
   (b)   The keeping of equines shall be permitted only on lots having an area of 20,000 square feet or more. Where equines are being kept, the number of such animals being kept shall not exceed one for each 5,000 square feet of lot area.
 
   4.   Two-family dwellings on lots having a side lot line adjoining a lot in a commercial or industrial Zone, provided that: (Amended by Ord. No. 126,309, Eff. 2/13/64.)
 
   (a)   The lot on which the dwelling is located does not extend more than 75 feet from the boundary of the less restricted Zone which it adjoins;
 
   (b)   There is a minimum lot area of 7,500 square feet for each two-family dwelling.
 
   5.   (Deleted by Ord. No. 171,687, Eff. 8/19/97.)
 
   6.   Accessory buildings, including private garages, accessory living quarters, servant’s quarters, recreation rooms, or private stables, provided that:
 
   (a)   No accessory living quarters nor servant’s quarters are located or maintained on a lot having an area of less than 15,000 square feet;
 
   (b)   No stable is located or maintained on a lot having an area of less than 20,000 square feet and its capacity does not exceed one equine or each 5,000 square feet of lot area. (Amended by Ord. No. 157,144, Eff. 11/22/82.)
 
   (c)   An accessory living quarters, servant’s quarters, recreation room or private garage or any combination of said uses may be included within one building not exceeding two stories in height.
 
   (d)   Automobile parking space is required in connection with permitted uses and additional space may be provided in accordance with the provisions of Sec. 12.21 A.
 
   For the location of accessory buildings, refer to Sec. 12.21 C. and Sec. 12.22 C. (Amended by Ord. No. 107,884, Eff. 9/23/56.)
 
   7.   Conditional uses enumerated in Sec. 12.24 when the location is approved pursuant to the provisions of said section. (Amended by Ord. No. 117,450, Eff. 12/18/60.)
 
   8.   Accessory uses and home occupations, subject to the conditions specified in Section 12.05 A.16. of this Code. (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   9.   Name plates and signs as provided for in Section 12.21 A. of this Code. (Added by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   10.   Backyard beekeeping, as an accessory use, provided that the activity complies with the performance standards established in Section 12.07 A.13. of this Code. (Added by Ord. No. 183,920, Eff. 12/6/15.)
 
   B.   Restriction. (Amended by Ord. No. 173,268, Eff. 7/1/00, Oper. 7/1/00.) For any lot designated as Public, Quasi-Public, Public/Quasi-Public Use, Other Public, or Open Space on the land use map of the applicable community or district plan; any lot shown on the map as having existing lakes, waterways, reservoirs, debris basins, or similar facilities; any lot shown on the map as the location of a freeway right-of-way; and any property annexed to the City of Los Angeles where a plan amendment was not adopted as part of the annexation proceedings:
 
   Any of the uses permitted by Subsection A. of this section shall require prior approval in accordance with the provisions of Section 12.24.1 of this Code.
 
   C.   Area (Development Standards). No building or structure nor the enlargement of any building or structure shall be erected or maintained unless the following yards, lot areas, and floor area limitations are provided and maintained in connection with the building, structure, or enlargement: (Amended by Ord. No. 179,883, Eff. 6/29/08.)
 
   1.   Front Yard. There shall be a front yard or not less than 20% of the depth of the lot, but such front yard need not exceed 25 feet provided, however, that where all of the developed lots which have front yards that vary in depth by not more than 10 feet comprise 40% or more of the frontage, the minimum front yard depth shall be the average depth of the front yards of such lots. Where there are two or more possible combinations of developed lots comprising 40% or more of the frontage each of which has front yards that vary in depth by not more than ten feet, the minimum front yard depth shall be the average depth of the front yards of that combination which has the shallowest average depth. In determining the required front yard, buildings located on key lots, entirely on the rear half of lots, or on lots in the “C” or “M” Zones, shall not be counted, provided, however, that nothing contained in this paragraph shall be deemed to require front yards which exceed 40 feet in depth. (Amended by Ord. No. 139,155, Eff. 10/16/69.)
 
   On key lots the minimum front yard may be the average of the required front yard for the adjoining interior lot and the required side yard along the street side of a reversed corner lot, but such minimum front yard may apply for a distance or not more than 85 feet from the rear lot line of the reversed corner lot, beyond which point the front yard specified in the above paragraph shall apply. Where existing buildings on either or both of said adjoining lots are located nearer to the front or side lot lines than the yard required by this article, the yards established by such existing buildings may be used in computing the required front yard for a key lot.
 
   2.   Side Yards. (Amended by Ord. No. 169,775, Eff. 6/2/94.)
 
   (a)   For a main building not more than two-stories in height, there shall be a side yard on each side of the building of not less than five feet, except that where the lot is less than 50 feet in width, the side yard may be reduced to ten percent of the width of the lot, but in no event to less than three feet in width. For a building more than two-stories in height, one-foot shall be added to the width of each yard for each additional story above the second story.
 
   (b)   In lieu of the additional one-foot side yard for each story above the second story as required above, for new construction of a main building or a ground floor addition to the main building on a lot not located in a Hillside Area or Coastal Zone, one-foot shall be added to each required side yard for each increment of ten feet or fraction thereof above the first 18 feet.
 
   (c)   Side yard requirements in specific plans, Historic Preservation Overlay Zones or in subdivision approvals shall take precedence over this subdivision. This subdivision shall apply in these areas, however, when there are no such side yard requirements.
 
   3.   Rear Yard. There shall be a rear yard of not less than 20 feet in depth. (Amended by Ord. No. 121,925, Eff. 6/4/62.)
 
   4.   Lot Area. (Amended by Ord. No. 153,478, Eff. 4/12/80.) Every lot shall have a minimum width of 60 feet and a minimum area of 7,500 square feet. The minimum lot area per dwelling unit shall also be 7,500 square feet, except for two-family dwellings on lots having a side lot line adjoining a lot in a commercial or industrial Zone as provided for in Subsection A. of this section.
 
   Provided, however, that on property located within the “RS” Zone and also within a “H” Hillside or Mountainous Area for which a General Plan including dwelling unit densities has been adopted by the City Council, the number of lots may be limited and the minimum required areas may be increased so that the number of dwelling units permitted will not substantially exceed the densities shown on the Plan.
 
   There may be lots with less than the minimum required width and area, as provided by Section 17.05 H. of this Code, and there may be a single-family dwelling on each such lot if the lot is shown with a separate letter or lot number on a recorded Subdivision Tract Map or Parcel Map.
 
   Further exceptions to area regulations are provided for in Section 12.22 C.
 
   5.   Maximum Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For a lot located in a Hillside Area or Coastal Zone, the maximum floor area shall comply with Section 12.21.1 A.1. of this Code.
 
   For all other lots, the maximum Residential Floor Area contained in all buildings and accessory buildings shall not exceed 45 percent of the lot area when the lot is less than 9,000 square feet. For Lots 9,000 square feet or greater, the Residential Floor Area shall not exceed 40 percent of the lot area or 4,050 square feet, whichever is greater.
 
   An additional 20 percent of the maximum Residential Floor Area for that lot shall be allowed if any of the methods listed below are utilized. Only one 20 percent bonus per property is allowed.
 
   (a)   The total Residential Floor Area of each story other than the base floor in a multi-story building does not exceed 75 percent of the base floor area; or
 
   (b)   The cumulative length of the exterior walls facing the front lot line, equal to a minimum of 25 percent of the building width shall be stepped-back a distance of at least 20 percent of the building depth from a plane parallel to the lot width established at the point of the building closest to the front lot line. When the front lot line is not straight, a line connecting the points where the side lot lines and the front lot line intersect shall be used. When through-lots have two front yards, the step-back shall be provided along both front lot lines.
 
   For the purposes of this provision, all exterior walls that intersect a plane parallel to the front lot line at 45 degrees or less shall be considered to be facing the front lot line. The building width shall be the greatest distance between the exterior walls of the building measured parallel to the lot width. The building depth shall be the greatest distance between the exterior walls of the building measured parallel to the lot depth.
 
   6.   Verification of Existing Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For additions with cumulative Residential Floor Area of less than 1,000 square feet constructed after January 1, 2008, or remodels of buildings built prior to January 1, 2008, the existing Residential Floor Area shall be determined based on the building records or the building square footage shown on the most recent Los Angeles County Tax Assessor’s records at the time the plans are submitted to the Department of Building and Safety and a plan check fee is paid. Except that Residential Floor Area may be calculated as defined in Section 12.03 of this Code when a complete set of fully dimensioned plans with area calculations of all the structures on the lot, prepared by a licensed architect or engineer, is submitted by the applicant.
 
   Any work that does not qualify as a remodel, as defined in the paragraph below, or additions that are 1,000 square feet or larger shall require a complete set of fully dimensioned plans with area calculations of all the structures on the lot prepared by a licensed architect or engineer.
 
   For the purposes of implementing this subdivision, a remodel shall mean the alteration of an existing building or structure provided that at least 50 percent of the perimeter length of the contiguous exterior walls and 50 percent of the roof are retained.
 
 
SEC. 12.08. “R1” ONE-FAMILY ZONE.
 
   The following regulations shall apply in the “R1” One-Family Zone:
 
   A.   Use. No building, structure or land shall be used and no building or structure shall be erected, structurally altered, enlarged or maintained except for the following uses, and when a “Supplemental Use District” is created by the provisions of Article 3 of this chapter, for such uses as may be permitted therein:
 
   1.   One-family dwelling.
 
   2.   Parks, playgrounds or community centers, owned and operated by a governmental agency.
 
   3.   (Amended by Ord. No. 181,188, Eff. 7/18/10.) Truck gardening; the keeping of equines, poultry, rabbits and chinchillas in conjunction with the residential use of the lot, provided that:
 
   (a)   Such animal keeping is not for commercial purposes.
 
   (b)   The keeping of equines shall be permitted only on lots having an area of 20,000 square feet or more. Where equines are being kept, the number of such animals being kept shall not exceed one for each 5,000 square feet of lot area.
 
   4.   Two-family dwellings on lots having a side lot line adjoining a lot in a commercial or industrial zone, provided that: (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   (a)   The lot on which the use is located does not extend more than 65 feet from the boundary of the less restrictive zone which it adjoins; and
 
   (b)   There is a minimum lot area of 5,000 square feet for each two-family dwelling.
 
   5.   (Deleted by Ord. No. 171,687, Eff. 8/19/97.)
 
   6.   Conditional uses enumerated in Sec. 12.24 when the location is approved pursuant to the provisions of said section. (Amended by Ord. No. 117,450, Eff. 12/18/60.)
 
   7.   Accessory buildings, including private garages, accessory living quarters, servant’s quarters, recreation rooms, or private stables, provided that:
 
   (a)   No accessory living quarters nor servant’s quarters are located or maintained on a lot having an area less than 10,000 square feet;
 
   (b)   No stable is located or maintained on a lot having an area of less than 20,000 square feet and its capacity does not exceed one equine for each 5,000 square feet of lot area. (Amended by Ord. No. 157,144, Eff. 11/22/82.)
 
   (c)   An accessory living quarters, servant’s quarters, recreation room or private garage or any combination of said uses may be included in one building not exceeding two stories in height;
 
   (d)   Automobile parking space is required in connection with permitted uses and additional space may be provided in accordance with the provisions of Sec. 12.21 A.
 
   For the location of accessory buildings, refer to Sec. 12.21 C. and Sec. 12.22 C. (Amended by Ord. No. 107,884, Eff. 9/23/56.)
 
   8.   Accessory uses and home occupations, subject to the conditions specified in Section 12.05 A.16. of this Code. (Amended by Ord. No. 171,427, Eff. 1/4/97, Oper. 3/5/97.)
 
   9.   Name plates and signs as provided for in Sec. 12.21 A.7.
 
   10.   Backyard beekeeping, as an accessory use, provided that the activity complies with the performance standards established in Section 12.07 A.13. of this Code. (Added by Ord. No. 183,920, Eff. 12/6/15.)
 
   B.   Restriction. (Amended by Ord. No. 173,268, Eff. 7/1/00, Oper. 7/1/00.) For any lot designated as Public, Quasi-Public, Public/Quasi-Public Use, Other Public, or Open Space on the land use map of the applicable community or district plan; any lot shown on the map as having existing lakes, waterways, reservoirs, debris basins, or similar facilities; any lot shown on the map as the location of a freeway right-of-way; and any property annexed to the City of Los Angeles where a plan amendment was not adopted as part of the annexation proceedings:
 
   Any of the uses permitted by Subsection A. of this section shall require prior approval in accordance with the provisions of Section 12.24.1 of this Code.
 
   C.   Area (Development Standards). No building or structure nor the enlargement of any building or structure shall be erected or maintained unless the following yards, lot areas, and floor area limitations are provided and maintained in connection with the building, structure, or enlargement: (Amended by Ord. No. 179,883, Eff. 6/29/08.)
 
   1.   Front Yard. There shall be a front yard of not less than 20% of the depth of the lot, but such front yard need not exceed 20 feet; provided, however that where all of the developed lots which have front yards that vary in depth by not more than ten feet comprise 40% or more of the frontage, the minimum front yard shall be the average depth of the front yard of such lots. Where there are two or more possible combinations of developed lots comprising 40% or more of the frontage, each of which as front yards that vary in depth by not more than ten feet, the minimum front yard depth shall be the average depth of the front yards of that combination which has the shallowest average depth. In determining the required front yard, buildings located on key lots, entirely on the rear half of lots, or on lots in the “C” or “M” Zones, shall not be counted; provided, however, that nothing contained in this paragraph shall be deemed to require front yards which exceed 40 feet in depth. (Amended by Ord. No. 139,155, Eff. 10/16/69.)
 
   On key lots the minimum front yard may be the average of the required front yard for the adjoining interior lot and the required side yard along the street side of a reversed corner lot, but such minimum front yard may apply for a distance of not more than 65 feet from the rear lot line of the reversed corner lot, beyond which point the front yard specified in the above paragraph shall apply. Where existing buildings on either or both of said adjoining lots are located nearer to the front or side lot lines than the yards required by this article, the yards established by such existing buildings may be used in computing the required front yard for a key lot.
 
   2.   Side Yards. (Amended by Ord. No. 184,802, Eff. 3/17/17.)
 
   (a)   For a main building not more than two stories in height, there shall be a side yard on each side of the building of not less than 5 feet, except that where the lot is less than 50 feet in width, the side yard may be reduced to 10 percent of the width of the lot, but in no event to less than 3 feet in width. For a building more than two stories in height, 1 foot shall be added to the width of each yard for each additional story above the second story.
 
   All portions of a building that have a side wall exceeding 14 feet in height and a continuous length greater than 45 feet shall have an offset/plane break that is a minimum depth of five feet beyond the required yard and a minimum length of 10 feet. For the purpose of this Subdivision, height shall be measured from the existing or finished grade, whichever is lower, at each point along the perimeter of the building.
 
 
Figure 12.08 C.2.(a): Plane break diagram.
 
   (b)   In lieu of the additional one-foot side yard for each story above the second story as required above, for new construction of a main building or a ground floor addition to the main building on a lot not located in a Hillside Area or Coastal Zone, one-foot shall be added to each required side yard for each increment of ten feet or fraction thereof above the first 18 feet.
 
   (c)   Side yard requirements in specific plans, Historic Preservation Overlay Zones or in subdivision approvals shall take precedence over this subdivision. This subdivision shall apply in these areas, however, when there are no such side yard requirements.
 
   (d)   Any occupied rooftop deck shall be set back at least three feet from the minimum required side yard. This provision shall not apply to any rooftop deck located on the street side of a Corner Lot.
 
   3.   Rear Yard. There shall be a rear yard of not less than 15 feet in depth. (Amended by Ord. No. 121,925, Eff. 6/4/62.)
 
   4.   Lot Area.  (Amended by Ord. No. 153,478, Eff. 4/12/80.). Every lot shall have a minimum width of 50 feet and a minimum area of 5,000 square feet. The minimum lot area per dwelling unit shall also be 5,000 square feet, except for two-family dwellings on lots having a side lot line adjoining a lot in a commercial or industrial zone as provided for in Subsection A. of this section.
 
   There may be lots with less than the minimum required area and there may be a single dwelling on each such lot if the lot is shown with a separate letter or lot number on a recorded Subdivision Tract Map or a Parcel Map.
 
   There may be lots with less than the minimum width and area as provided for in Section 17.05 H.7. Further exceptions to area regulations are provided for in Section 12.22 C.
 
   5.   Maximum Residential Floor Area and Massing. (Amended by Ord. No. 184,802, Eff. 3/17/17.)
 
   (a)   R1. For a lot located in a Hillside Area or Coastal Zone, the maximum floor area shall comply with Section 12.21.1 A.1. of this Code.
 
   For lots outside of a Hillside Area or Coastal Zone, the maximum Residential Floor Area contained in all buildings and accessory buildings shall not exceed 45 percent of the lot area (a Residential Floor Area ratio of 0.45).
 
   The encroachment plane shall originate from a point that is 20 feet in height from the existing or finished grade, whichever is lower, along the required front and side yard setbacks.
 
   (b)   R1V, Variable-Mass. These zones are intended to address issues of neighborhood character and to facilitate the compatibility of new construction, additions, and alterations in single-family neighborhoods having an existing variety of building forms. The intent of this variation is to allow flexibility in the location of massing within a maximum building envelope that respects the scale of other houses in the vicinity.
 
   The maximum Residential Floor Area contained in all buildings on a lot shall not exceed the specified Residential Floor Area ratio for the corresponding zone per size of the lot as listed in Table 12.08 C.5.(b). The maximum lot coverage, maximum Height of Building, and maximum height at which the encroachment plane begins shall not exceed the amounts specified for each zone in Table 12.08 C.5.(b).
 
Table 12.08 C.5.(b)
R1 VARIABLE-MASS VARIATION ZONES DEVELOPMENT STANDARDS
Lot Size and Residential Floor Area Ratio
R1V1
R1V2
R1V3
R1V4
Max Lot Coverage
Up to 6,000 SF
.65
.55
.45
.40
50%
6,001 to 7,000 SF
.63
.53
.43
.38
48%
7,001 to 8,000 SF
.61
.51
.41
.36
46%
8,001 to 9,000 SF
.59
.49
.39
.34
44%
9,001 to 10,000 SF
.57
.47
.37
.32
42%
Over 10,000 SF
.55
.45
.35
.30
40%
Mass
(A)
Height of Building (max)
30'
30'
28'
20'
(B)
Encroachment Plane Origin Height
22'
22'
20'
14'
Angle of Encroachment Plane
45°
45°
45°
45°
 
   (c)   R1F, Front-Mass. These zones are intended to address issues of neighborhood character and to facilitate the compatibility of new construction, additions and alterations in single-family neighborhoods where the predominate building form includes a two-story mass at the front of the lot and a one-story mass at the rear of the lot. The intent of this variation is to allow taller massing at the front of the lot and mandate shorter massing at the rear of the lot that respects the scale and form of other houses in the vicinity.
 
   The maximum Residential Floor Area contained in all buildings shall not exceed the specified Residential Floor Area ratio for the corresponding zone per size of the lot as listed in Table 12.08 C.5.(c). The maximum lot coverage, the maximum height of the front and rear masses, and the maximum height at which the encroachment plane begins for the front and rear masses shall not exceed the amounts specified for each zone in Table 12.08 C.5.(c).
 
Table 12.08 C.5.(c)
R1 FRONT-MASS VARIATION ZONES DEVELOPMENT STANDARDS
Lot Size and Residential Floor Area Ratio
R1F1
R1F2
R1F3
R1F4
Max Lot Coverage
Up to 6,000 SF
.65
.55
.45
.40
50%
6,001 to 7,000 SF
.63
.53
.43
.38
48%
7,001 to 8,000 SF
.61
.51
.41
.36
46%
8,001 to 9,000 SF
.59
.49
.39
.34
44%
9,001 to 10,000 SF
.57
.47
.37
.32
42%
Over 10,000 SF
.55
.45
.35
.30
40%
Front Mass
(A)
Front envelope depth, from front yard setback (min)
(B)
Height of Mass (max)
30'
30'
28'
26'
(C)
Encroachment Plane Origin Height
22'
22'
20'
18'
Angle of Encroachment Plane
45°
45°
45°
45°
Rear Mass
(D)
Rear envelope depth, from rear yard setback (min)
25'
25'
25'
25'
(E)
Height of Mass (max)
24'
24'
20'
18'
(F)
Encroachment Plane Origin Height
16'
16'
14'
14'
Angle of Encroachment Plane
45°
45°
45°
45°
 
 
   (d)   R1R, Rear-Mass. These zones are intended to address issues of neighborhood character and to facilitate the compatibility of new construction, additions and alterations in single-family neighborhoods where the predominate building form includes a one-story mass at the front of the lot and a two-story mass at the rear of the lot. The intent of this variation is to mandate shorter massing at the front of the lot and allow taller massing at the rear of the lot that respects the scale and form of other houses in the vicinity.
 
   The maximum Residential Floor Area contained in all buildings shall not exceed the specified Residential Floor Area ratio for the corresponding zone per size of the lot as listed in Table 12.08 C.5.(d). The maximum lot coverage, the maximum height of the front and rear masses, and the maximum height at which the encroachment plane begins for the front and rear masses shall not exceed the amounts specified for each zone in Table 12.08 C.5.(d).
 
   (1)   Exceptions.
 
   (i)   Lots that are 90 feet or less in depth shall not be subject to two different massing requirements. Said lots shall be exempt from the Front Mass development standards listed in Table 12.08 C.5.(d), and instead the Rear Mass massing requirements specified in Table 12.08 C.5.(d) shall apply to the entire building.
 
Table 12.08 C.5.(d)
R1 REAR-MASS VARIATION ZONES DEVELOPMENT STANDARDS
Lot Size and Residential Floor Area Ratio
R1R1
R1R2
R1R3
R1R4
Max Lot Coverage
Up to 6,000 SF
.65
.55
.45
.40
50%
6,001 to 7,000 SF
.63
.53
.43
.38
48%
7,001 to 8,000 SF
.61
.51
.41
.36
46%
8,001 to 9,000 SF
.59
.49
.39
.34
44%
9,001 to 10,000 SF
.57
.47
.37
.32
42%
Over 10,000 SF
.55
.45
.35
.30
40%
Front Mass
(A)
Front envelope depth, from front yard setback (min)
30'
30'
30'
30'
(B)
Height of Mass (max)
24'
24'
20'
18'
(C)
Encroachment Plane Origin Height
16'
16'
12'
12'
Angle of Encroachment Plane
45°
45°
45°
45°
Rear Mass
(D)
Rear envelope depth, from rear yard setback (min)
(E)
Height of Mass (max)
30'
30'
28'
26'
(F)
Encroachment Plane Origin Height
22'
22'
20'
18'
Angle of Encroachment Plane
45°
45°
45°
45°
 
 
   (e)   R1H, Hillside Area. These zones are intended to address issues of neighborhood character and to facilitate the compatibility of new construction, additions and alterations to one-family houses in Hillside Areas having an existing variety of building forms. The intent of this variation is to allow flexibility in the location of massing within a maximum building envelope that respects the scale of other houses in the vicinity. A lot designated an R1H Zone shall comply with all of the R1 Hillside Area Development Standards pursuant to Section 12.21 C.10., except that R1H lots shall be subject to the Residential Floor Area ratios in Table 12.21 C.10-2b of their corresponding zone.
 
   6.   Verification of Existing Residential Floor Area. (Amended by Ord. No. 184,802, Eff. 3/17/17.) For additions with cumulative Residential Floor Area of less than 1,000 square feet constructed after January 1, 2008, or remodels of buildings built prior to January 1, 2008, the existing Residential Floor Area shall be determined based on the building records or the building square footage shown on the most recent Los Angeles County Tax Assessor’s records at the time the plans are submitted to the Department of Building and Safety and a plan check fee is paid. Except that Residential Floor Area may be calculated as defined in Section 12.03 of this Code when a complete set of fully dimensioned plans with area calculations of all the structures on the lot, prepared by a licensed architect or engineer, is submitted by the applicant.
 
   Any work that does not qualify as a remodel, as defined in the paragraph below, or additions that are 1,000 square feet or larger shall require a complete set of fully dimensioned plans with area calculations of all the structures on the lot prepared by a licensed architect or engineer.
 
   For the purposes of implementing this subdivision, a remodel shall mean the alteration of an existing building or structure provided that at least 50 percent of the perimeter length of the contiguous exterior walls and 50 percent of the roof are retained.
 
   7.   Definitions and Standards. (Added by Ord. No. 184,802, Eff. 3/17/17.) For the purposes of this Subsection the following definitions and standards shall apply:
 
   a.   Height of Mass, Front or Rear. The height of the front mass is the vertical distance above Grade measured to the highest point of the roof, structure, or parapet wall, whichever is highest of the front mass. The height of the rear mass is the vertical distance above Grade measured to the highest point of the roof, structure, or parapet wall, whichever is highest of the rear mass. Retaining walls shall not be used for the purpose of raising the effective elevation of the finished grade for purposes of measuring the height of either mass.
 
   However, whenever the highest point of elevation of the adjoining sidewalk or ground surface within a 5-foot horizontal distance measured from the exterior wall of a building exceeds grade level by more than 20 feet, a building or structure may exceed the maximum front or rear mass height in number of feet prescribed in this section by not more than 12 feet. However, such additional height shall not be permitted to the extent that such additional height causes any portion of the building or structure to exceed a front or rear mass height in number of feet as prescribed by this section as measured from the highest point of the front or rear mass roof structure or parapet wall to the elevation of the ground surface which is vertically below this point of measurement.
 
   b.   Lot Coverage is the area of a parcel covered by any structures extending more than six feet above grade. However, 400 square feet of required covered parking that is detached and located within the rear half of the lot shall be exempt from lot coverage calculations.
 
 
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