Los Angeles, CA Zoning Overlays & Bonuses: Hillside Overlay Rules (2026)
Key Facts
- Maximum approved height in hillside
- 45 feet overall
- Maximum approved lot coverage in hillside
- 50% of lot area
- Minimum side yard (even with deviation)
- 4 feet
- Grading limit (by-right equivalent)
- 500 cubic yards + 5% of total lot size
- Applicable zones
- R1, RS, RE, RA in Hillside Area (LAMC § 12.03)
- Approval process
- Class 1 Conditional Use Permit (Sec. 13B.2.1)
Summary
Single-family zoned lots in Los Angeles hillside areas may receive Zoning Administrator approval for deviations including reduced setbacks (minimum 4-foot side yard), height up to 45 feet overall, lot coverage up to 50%, and increased grading quantities.
28. Single-Family Zones in Hillside Area. A Zoning Administrator may, upon application, grant the deviations outlined in Paragraph (a) of this Subdivision 28. on Lots in the R1, RS, RE, and RA Zones which are located in a Hillside Area as defined in Section 12.03 of this Code.
(a) Zoning Administrator Authority. If an owner seeks relief, a Zoning Administrator has the authority to grant the following deviations:
(1) Setback Requirements. A reduction of the Front and Side Yard setback requirements outlined in Section 12.21 C.10.(a) of this Chapter for Lots fronting on a Substandard Hillside Limited Street; however, in no event shall the Side Yard be less than 4 feet.
(3) Height. Exceed the maximum envelope height requirements required by Section 12.21 C.10.(d) of this Chapter; however, the increase in height may not result in a Building or Structure which exceeds an overall height of 45 feet. The overall height shall be measured from the lowest Elevation point, within 5 horizontal feet of the exterior walls of a Building or Structure, to the highest elevation point of the roof Structure or parapet wall.
(4) Lot Coverage. Increase the maximum Lot coverage limitations as outlined in Section 12.21 C.10.(e) of this Chapter, up to a maximum of 50% of the Lot area.
Full Breakdown
LAMC § 12.24 W.28 establishes ZA authority to grant deviations on R1, RS, RE, and RA lots in a Hillside Area (§ 12.03): (1) reduced front and side yards for lots on substandard hillside streets (side yard no less than 4 feet); (2) additions up to 1,000 sq ft cumulative to pre-August 2010 dwellings; (3) height up to 45 feet overall, measured from the lowest elevation point within 5 horizontal feet of exterior walls to the highest roof point; (4) lot coverage up to 50% of lot area; (5) grading up to 500 cubic yards plus 5% of total lot size, with expanded limits for properties on standard hillside streets; (6) reduced off-street parking; and (7) access on substandard hillside streets below the 20-foot paved-width threshold. The ZA must find conformity with public necessity, general welfare, good zoning practice, and the General Plan.
Violations & Fines
Building beyond approved deviations or without required ZA approval in a hillside area is a zoning violation subject to enforcement by the Department of Building and Safety.
Frequently Asked Questions
Can I exceed standard lot coverage on a hillside lot?
What is the maximum building height I can get on a hillside lot?
Are setbacks different on substandard hillside streets?
Sources & Official References
Other rules in Los Angeles
California rules heatmap·Compare Los Angeles to another location·View the California zoning overlays & bonuses overview
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