Medium-Density Multifamily · LAMC Title 12
R3 Zoning
Los Angeles
R3 — Multiple Dwelling Zone. 1 unit per 800 sq ft of lot area under LAMC Title 12. On a 7,500 sq ft lot this allows approximately 9 units by-right, rising to roughly 16 units with a TOC Tier 4 bonus. Typical use: Apartment buildings, condo developments, small-lot subdivisions.
Free Parcel Zoning ReportUnit Math
lot sq ft ÷ 800
Example: 7,500 sq ft lot → 9 units by-right
R3 is LA's workhorse multifamily zone. With TOC Tier 4 (+80%), a 7,500 sq ft R3 lot reaches 16 units — the math that drives most Westside apartment development.
Simplified by-right calculation per LAMC Title 12. Height district, FAR, setbacks, parking, and overlay zones modify the real envelope — architectural analysis required for a final count. Source: LAMC Title 12 — Zoning Regulations.
Interactive Tool
LA Unit Count Calculator
—
Units By-Right
—
With TOC Bonus
—
Est. Permit Fees
This is the simplified by-right math. The full SevenNova report resolves the exact TOC tier, ED1 eligibility, FAR, height district, hazard overlays, and entitlement pathways for your specific parcel.
Get Full Parcel Report — FreeSimplified per LAMC Title 12 base density. Excludes ADU/SB 9 bonuses (R1 shown with SB 9 ceiling), height district, FAR, setback, and parking constraints. Not legal or architectural advice — verify with a full parcel analysis.
TOC Bonus Table — R3
| TOC Tier | Density Bonus | Affordable Req. | Example: 7,500 sq ft lot |
|---|---|---|---|
| Tier 1 | +22.5% | 8% of units | ≈ 11 units |
| Tier 2 | +32.5% | 11% of units | ≈ 11 units |
| Tier 3 | +50% | 15% of units | ≈ 13 units |
| Tier 4 | +80% | 20% of units | ≈ 16 units |
TOC tier is parcel-specific — determined by distance to major transit stops. A SevenNova zoning report resolves the exact tier for any address.
Beyond By-Right: Entitlement Pathways
Standard By-Right
6–14 months. No hearing. Full parking. Units capped at base zoning shown above.
TOC By-Right
Ministerial approval near transit with affordable set-aside. Parking reductions included.
ED1 (100% Affordable)
Ministerial fast-track + state density bonus stacking up to +80%. The deepest unit count available without a hearing.
Check Any LA Parcel in 60 Seconds
SevenNova pulls ZIMAS, Assessor, FEMA, and seismic data for the exact lot — then computes by-right units, TOC tier, ED1 eligibility, and a full entitlement pathway analysis.