Single Family Residential Zone Plan Check Correction Sheets

As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability and, upon request, will provide

reasonable accommodation to ensure equal access to its programs, services and activities

PC/STR/Corr.Lst.106A (revised 03/20/24) Page 1 of 4 http://www.ladbs.org

SINGLE FAMILY RESIDENTIAL ZONE

PLAN CHECK CORRECTION SHEETS

(Ordinance No. 184,802 Effective 3/17/17)

Plan Review Date: ____________________________________

Plan Check #: Permit Application Number:

Job Address:

Plan Check Engineer: __________________________________ Phone: _________________ Email: ______________________

This is a supplemental correction sheet. Please see the attached master correction sheet.

This correction sheet only applies to plan checks submitted on or after March 17, 2017.

These corrections apply to new construction, additions, and major remodels to any Building or Structure on a lot in the R1,

R1V, R1F, R1R, RS, RE, or RA zones when not within a designated Hillside Area (Zoning). References to “R1” zones

apply to the R1, R1V, R1F, and R1R zones.

Review the following checked information bulletins and forms. Revise plans to show compliance.

(Copies can be obtained at www.ladbs.org).

P/ZC 2002-002 Heights of Fences in Residential Zones

P/ZC 2002-004 Allowable Projection for Decks and Built-

Up Platforms in Required Yards

P/ZC 2020-006 Allowable Projections and

Improvements in Required Yards

P/ZC 2002-008 Determination of the Zoning Height of a

Building or Structure

P/ZC 2020-015 Determining Front Yards, When Subject

to the Prevailing Setback Regulation

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PART I: SETBACK REQUIREMENTS

A. FRONT YARD SETBACK

1. Provide and dimension the required Front Yard

setback. (12.08C.1, 12.07.1C.1,

12.07.01C.1 & 12.07C.1)

a. The Front Yard setback shall not be less than

the prevailing setback. See Information Bulletin

P/ZC 2020-015 for additional information.

b. Where a prevailing Front Yard setback cannot

be established, provide ( ) ft. as required in

the ( ) zone.

2. Not more than 50 percent of a required front yard shall

be designed, improved or used for access driveways.

All portions of required front yard not used for

necessary driveways and walkways, including

decorative walkways shall be used for planting and

shall not be paved. (12.21C1(g))

B. SIDE/REAR YARD SETBACKS

1. Provide and dimension on plan a ( ) ft. Side Yard

setback and a ( ) ft. Rear Yard setback as

required in the ( ) zone. (12.08C, 12.07.1C,

12.07.01C & 12.07C).

a. In the calculation of side yard setbacks, any

basement containing habitable rooms shall be

considered a story. (12.21.1A.8)

2. In all the R1 zones, any occupied rooftop deck shall be

set back at least 3 ft. from the minimum required Side

Yard setback. This does not apply to any rooftop deck

located on the street side of a corner lot. (12.08C.2(d))

3. In all the R1 zones, where the Building or Structure

has a side wall that exceeds a height of 14 ft. and has

a length of 45 ft. or more, provide an offset/plane

break that has a minimum depth of 5 ft., beyond the

required Side Yard setback, for a minimum length of

10 ft. See below for plane break diagram

(12.08C.2(a))

Figure 12.08 C.2.(a): Plane break diagram

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PART II: Residential Floor Area (RFA) and Lot Coverage

A. MAXIMUM RESIDENTIAL FLOOR AREA

1. Provide a summary of the total site RFA. Clearly

indicate the RFA per structure on site and any

exemptions used. (See RFA definition in LAMC 12.03)

a. Provide key plans of all buildings, clearly

identifying all areas considered when calculating

the existing and proposed RFA.

b. Provide complete cross sections specifying the

attic ceiling heights. Portions of attics with a

ceiling height of more than 7 ft. shall be included

in RFA calculations. Where the attic height

exceeds 7 ft., provide floor key plans of the attic

and clearly identify these areas with dimensions.

c. Provide complete cross sections specifying the

ceiling heights. Where the ceiling height

exceeds 14 ft., provide floor key plans of the

attic and clearly identify these areas with

dimensions. The subject areas shall be counted

twice in the RFA calculations. The area of

stairways and elevator shafts shall only be

counted once regardless of ceiling height.

d. Any covered parking/driveway areas shall be

included in the RFA calculations. Except that:

i. A total of 200 sq. ft. per required covered

parking space, up to a maximum of 400

sq. ft. may be exempt, if all of said parking

is in the rear half of the lot or 55 ft. from a

Front Lot Line.

ii. Only 200 sq. ft. shall be exempted if said

parking is not located as required above.

e. All accessory buildings shall be included in RFA

calculations. Detached accessory buildings not

exceeding 200 sq. ft. may be exempted in the

RFA calculations. However, the total combined

area of exempted accessory buildings shall not

exceed 400 sq. ft

f. Porches, patios, and breezeways with a solid

roof shall be included in the Residential Floor

Area calculations. Porches, patios, and

breezeways with a lattice roof shall not be

included in the RFA calculations

g. The basement area shall be included in the

Residential Floor Area calculations when the

floor or roof above exceeds 2 ft. in height above

the finished or natural grade whichever is lower.

2. Since the lot is Zoned ( ) and the lot area is

( ) sq. ft., the Residential Floor Area Ratio

(RFAR) is ( ) and the Residential Floor Area

(RFA) is limited to ( ) sq. ft., unless an

allowable bonus increase is applicable. See Table A

for a summary of the RFAR values.

3. Clearly identify which RFA bonus was used. Note that

the RFA bonus is only applicable in the RA, RE and

RS zones only and only one bonus increase is allowed

per property. Clearly demonstrate on plans

compliance with the option used:

(12.07C.5, 12.07.01C.5, & 12.07.1C.5)

a. Proportional Stories Option – all other stories

are no more than 75% of the "Base Floor" as

defined in Section 12.03.

b. Front Façade Step Back Option – At least 25%

of the building frontage facing the front property

line is stepped back at least 20% of the total

building depth, rounded to the nearest foot.

4. The total proposed RFA of ( ) sq. ft. exceeds

the maximum allowed.

(12.07C.5, 12.07.01C.5 & 12.07.1C.5)

Max. Allowable RFA per Table A = ( ) sq. ft.

Total RFA with Bonus =

RFA per Table A + 20% bonus = ( ) sq. ft.

B. VERIFICATION OF EXISTING RFA

1. Provide the following on plans:

(12.07C.6, 12.07.01C.6, 12.07.1C.6 & 12.08C.6)

a. Total existing RFA

b. Additional RFA

c. Total allowable RFA with bonus

d. Total proposed RFA with itemized exemptions

2. For additions with cumulative RFA of less than 1,000

sq. ft. constructed after January 1, 2008, or remodels

of Buildings built before January 1, 2008, the existing

RFA shall be determined based on the following:

a. Building records.

b. The building square footage shown on the most

recent Los Angeles County Tax Assessor’s

Records. Note that areas of accessory

buildings, covered porches/patios, and covered

parking spaces are to be included separately.

c. Calculations of RFA when a complete set of fully

dimensioned plans by a licensed architect or

engineer is submitted.

3. For additions of 1,000 sq. ft. or larger and alterations

where more than 50% of contiguous exterior walls or

roof are not retained, provide a complete set of fully

dimensioned plans with area calculations of all the

structures on the lot prepared by a licensed architect

or engineer to determine the existing/proposed RFA.

C. LOT COVERAGE

1. In the R1V( ) R1F( )

R1R( ) zone, where the lot area is

( ) sq. ft., the maximum allowed lot coverage

is ( )%. (Tables 12.08 C.5(b),(c)&(d))

PC/STR/Corr.Lst.106A (revised 03/20/24) Page 3 of 4 http://www.ladbs.org

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PART III: Height and Encroachment Plane

A. MAXIMUM HEIGHT LIMITS

1. The height of a building is defined as the distance

above grade (see below) to the highest elevation of

the building/structure, including parapets.

a. Grade is defined as the lowest point of elevation

(located within the property) of the finished

surface of the ground, paving or sidewalk within

5 feet around the perimeter of the building.

Clearly identify this point on the plot plan as the

“Datum Point.”

b. On all sections and elevations, clearly identify

the Datum Point and provide references to

building height based on the Datum Point.

c. Retaining walls shall not be used to raise the

effective elevation of the finished grade for

purposes of measuring the height of a building

or structure.

2. The height of the building in the R1, RS, or RE9 zone

is limited to 28 ft. when the roof slope at any portion of

the roof is less than 25%, and 33 ft. when the slope is

equal to or greater than 25%. (12.21.1)

3. The height of the building in the RA, RE11, RE15,

RE20 or RE40 zones is limited to 30 ft. when the roof

slope at any portion of the roof is less than 25%, and

36 ft. when the slope is equal to or greater than 25%.

(12.21.1)

4. In the R1V( ) zone, show that all Buildings

and Structures do not exceed the maximum allowed

height of ( ) ft. (Table 12.08C.5(b))

5. Show that all Buildings and Structures in the

R1F( ) R1R( ) zone do not

exceed the maximum allowed front mass height of

( ) ft. for a front envelope depth, measured from

the front yard setback, of ( ) ft.

(Table 12.08 C.5(c)&(d))

6. Show that all Buildings and Structures in the

R1F( ) R1R( ) zone do not

exceed the maximum allowed rear mass height of

( ) ft. for a rear envelope depth, measured from

the rear yard setback, of ( ) ft.

(Table 12.08 C.5(c)&(d))

7. Projecting roof structure ( ) exceeds

the projection height of ( ) ft. and setback

( ) ft. as allowed per 12.21.1.B.

B. ENCROACHMENT PLANE

1. The encroachment plane (see diagram to the right) is

defined as an invisible inclined plane sloping inward at

a forty-five degree angle from the vertical extension of

the required front and side yard setbacks that

originates at a specified height.

a. A building may not intersect the encroachment

plane.

b. The encroachment plane restriction does not

apply to roof structures and equipment as

allowed by Section 12.21.1 B.3.

c. For the purpose of encroachment plane, height

shall be measured from the existing or finished

grade, whichever is lower, along the required

front and side yard setbacks.

d. Clearly identify the encroachment plane on all

elevations and sections.

2. In the R1 zone, show that all Buildings and Structures

do not project beyond the Encroachment Plane Height

with an Encroachment Plane Origin Height of 20 ft.

(12.08C.5(a))

3. In the R1V( ) R1F( )

R1R( ) zone, show that all Buildings and

Structures do not project beyond the Encroachment

Plane with an Origin Height of ( ) ft.

(Table 12.08 C.5(b),(c)&(d))

4. The projection of (eave) (parapet)

( ) is not an allowable projection

beyond the Encroachment Plane. See Section

12.21.1 B.3 for allowable projections.

Figure 12.03-1: Encroachment Plane diagram

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PART IV: MISCELLANEOUS REQUIREMENTS

A. DRIVEWAY WIDTH LIMITS

1. In the R1 zone, the driveway width at the front property

line shall not exceed the greatest of the following:

(12.21A.5(f))

a. 25% of the lot width

b. width of any currently existing driveway

c. 9 ft

B. “RG” Rear Detached Garage Supplemental Use

District:

1. In the RG Supplemental use District, the required

covered parking shall comply with all of the following:

(13.19C)

a. be detached from the main building,

b. be located within the rear half of the lot or at

least 55 ft. from a Front Lot Line, and

c. shall comply with Section 12.21 C.5 (location of

accessory building).

2. On through lots with a depth of 100 ft. or greater, the

garage shall be set back from both Front Lot Lines a

distance of at least 40 ft. (13.19C)

Table A: Single-Family Zone Areas Residential Floor Area Ratios (RFAR)

Zone

Lot Size

RFAR

Any size

45%

R1V

Varies

See Table 12.08C.5 (b) in LAMC

R1F

Varies

See Table 12.08C.5 (c) in LAMC

R1R

Varies

See Table 12.08C.5 (d) in LAMC

Lots < 9,000 sq-ft.

45%

Lots ≥ 9,000 sq-ft

40% or 4,050 sq-ft, whichever is greater

RE9 & RE11

Lots < 15,000 sq-ft

40%

Lots ≥ 15,000 sq-ft

35% or 6,000 sq-ft, whichever is greater

RE15, RE20, & RE40

Any

35%

Lots < 20,000 sq-ft

25%

Lots ≥ 20,000 sq-ft

20% or 5,000 sq-ft, whichever is greater

ADDITIONAL CORRECTIONS: