A GUIDE TO BUILDING IN THE HILLS OF LOS ANGELES
Article #7: Lot Coverage & Grading (Baseline Hillside Ordinance)
We are working through the Baseline Hillside Ordinance to determine what we can build at the fictional property, 809 Higgins St. in the Hollywood Hills. Today we will look at Lot Coverage & Grading. As always, the ordinances are intended to preserve general intents and exceptions may be approved in individual cases.
Lot Coverage
Lot Coverage is a small but important part of the Baseline Hillside Ordinance. It limits the ground area of a building to 40% of the lot area. If your lot satisfies the profile of a Substandard Hillside Lot * (that has a width of less than 50 feet, and an area of less than 5000 SF), then the limit bumps up to 45%.
Grading
The grading provision of the Baseline Hillside Ordinance caps the total grading (cut and fill) at 500 cubic yards plus the numeric value equal to 5% of the total lot size in cubic yards.
At 809 Higgins Street, the lot is 2,500 SF.
Therefore by the base rules, total grading allowed is 500 + (2,500 * 5%) = 625 cubic yards.
However the grading provision for the Baseline Hillside Ordinance comes with plenty of exceptions.
For lots fronting a Substandard Hillside Limited Street, the quantity of earthwork import is limited to 375 cubic yards and the earthwork export is limited to 750 cubic yards. But the total import/export quantity must remain below the base maximum allowed grading quantities.
For 809 Higgins Street, the maximum allowed is 625 cubic yards. We can export 625 cubic yards, or export just 250 cubic yards while importing 375 cubic yards.
Our design calls for about 321 CY of cut, 2 CY of fill, and 319 CY to export. This is well within the maximum allowable.
|
Estimated Earthwork Quantity |
|
|
Estimated Cut |
321 CY |
|
Estimated Fill |
2 CY |
|
Export |
319 CY |
The Baseline Hillside Ordinance also has what it calls “by right” Grading quantities and sets the maximum allowable quantity according to zoning. The quantities are outlined in Table 7.
|
Table 7 |
|
|
Maximum “By-Right” Grading Quantities |
|
|
Zone |
Maximum Grading (Cubic Yards) |
|
R1 |
1,000 |
|
RS |
1,100 |
|
RE9 |
1,200 |
|
RE11 |
1,400 |
|
RE15 |
1,600 |
|
RE20 |
2,000 |
|
RE40 |
3,300 |
|
RA |
1,800 |
For example, a R1 lot that fronts a Standard Hillside Limited Street or larger has a maximum grading quantity of 1000 cubic yards. Your zoning administrator may approve an exception to the basic grading rules, but it cannot exceed 1000 cubic yards.
The grading regulation of the Baseline Hillside Ordinance also sets a ratio of 2:1 (horizontal : vertical) for all newly graded slopes.
* Substandard Hillside Limited Street: A street that is less than 36 feet wide and paved to a roadway width of less than 28 feet. The official determination is by the Bureau of Engineering. See definition on page 28 of the Baseline Hillside Ordinance, A Comprehensive Guide: http://planning.lacity.org/Code_Studies/BaselineHillsideOrd/BHComprehensiveGuide1stEdition.pdf
Note: The Hillside Neighborhood Overlay may supersede the requirements for Grading.
Note: If your property is subject to the Northeast Los Angeles Hillside Ordinance No. 180,403, it is exempt from the Height Limits provision of the Baseline Hillside Ordinance.
Note: If your property is subject to the Oaks Hillside Ordinance No. 181,136, it is exempt from the Grading provision of the Baseline Hillside Ordinance.
Note: If your property is subject to the Oaks Hillside Ordinance No. 181,136, it is exempt from the Lots Coverage provision of the Baseline Hillside Ordinance.
Note: The content in this article is for information only and it represents our interpretation of Los Angeles Zoning & Building codes. Current Los Angeles Zoning & Building Codes should be consulted for an in-depth understanding of the legal text contained in them, and building officials should be consulted as their interpretation of the Los Angeles Zoning and Building Codes may differ from ours.