Maximum-Density Multifamily · LAMC Title 12
R5 Zoning
Los Angeles
R5 — Multiple Dwelling Zone (Maximum Density). 1 unit per 200 sq ft of lot area under LAMC Title 12. On a 7,500 sq ft lot this allows approximately 37 units by-right, rising to roughly 66 units with a TOC Tier 4 bonus. Typical use: High-rise residential, downtown towers, transit-adjacent density.
Free Parcel Zoning ReportUnit Math
lot sq ft ÷ 200
Example: 7,500 sq ft lot → 37 units by-right
R5 is concentrated in Downtown, Century City, and along major corridors. Base density is rarely the constraint — height districts and FAR govern the real envelope.
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
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Units By-Right
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With TOC Bonus
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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 — R5
| TOC Tier | Density Bonus | Affordable Req. | Example: 7,500 sq ft lot |
|---|---|---|---|
| Tier 1 | +22.5% | 8% of units | ≈ 45 units |
| Tier 2 | +32.5% | 11% of units | ≈ 49 units |
| Tier 3 | +50% | 15% of units | ≈ 55 units |
| Tier 4 | +80% | 20% of units | ≈ 66 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.