Maximizing Units Under LA RD 1.5-1 Zoning: What Investors Need to Know
Real estate investors in Los Angeles often hear that zoning is everything. And in many ways, it is. The zoning code of Los Angeles dictates how much you can build, how many units you can create, and ultimately how profitable your project will be. Few designations highlight this better than RD 1.5-1 zoning.
On paper, the rule is simple: one dwelling unit per 1,500 square feet of lot area. But as with most regulations in Los Angeles, the reality is far more complex. For investors who want to maximize unit count, knowing the limits—and the opportunities—of RD 1.5-1 zoning is essential.
In this article, I’ll explain what RD 1.5-1 zoning means, why rezoning is rarely the answer, and how tools like SB 9 and ADU ordinances give smarter paths to density. I’ll also share my opinion on where LA zoning stands today and why investors need strategic planning more than ever.
Understanding RD 1.5-1 Zoning
The RD zone in Los Angeles is part of the Restricted Density Multiple Dwelling zone group. Unlike R1, which allows only single-family homes, RD zones permit multiple units but at a controlled density.
Specifically, RD 1.5 means one unit for every 1,500 square feet of lot area. If you own a 9,000-square-foot parcel, you are theoretically entitled to six units. The “-1” suffix usually indicates height limits, floor area ratios, or other site-specific restrictions.
At first glance, this seems straightforward. But there are catches:
Rounding rules often prevent partial units, so 8,900 square feet may still allow only five units, not six.
Setbacks, open space requirements, and parking minimums can reduce what you can actually build.
Each lot may have easements or overlays that further restrict use.
In other words, the math looks easy, but the implementation rarely is
Why Rezoning Is Rarely the Answer
When investors see RD 1.5-1, many wonder if they can simply apply for a zoning change to allow more density. The short answer: don’t count on it.
Rezoning in Los Angeles is time-consuming, expensive, and politically risky. Neighbors often oppose density increases. City planners are cautious about “spot zoning.” And the process can take years, with no guarantee of success.
From my perspective, pursuing rezoning for a small or medium project usually makes no sense. The cost and uncertainty outweigh the potential upside. Instead, savvy investors look at by-right options within the existing zoning framework.
SB 9: A Smarter Density Tool
One of the biggest game-changers in recent years is Senate Bill 9 (SB 9). This California law allows homeowners to split single-family lots and build up to four units by right, provided certain conditions are met.
While SB 9 technically targets single-family zones, its logic extends to small multifamily zones like RD. The key benefit is that it reduces some of the political friction around adding units. Instead of asking for a zoning change, you work within a state-mandated allowance.
In practice, SB 9 lets you:
Subdivide lots more easily.
Build duplexes on each lot.
Avoid some of the discretionary review that slows down projects.
If you’re holding property in an RD 1.5-1 zone, SB 9 may not double your density, but it can open doors to creative configurations that zoning alone would not permit.
The Role of ADUs in RD Zones
Another powerful tool is the Accessory Dwelling Unit (ADU) ordinance. California law now requires cities, including Los Angeles, to allow ADUs and Junior ADUs (JADUs) on most residential properties.
For investors, this means that even if the base zoning caps your unit count, you may still add one or two ADUs per lot. In RD zones, this can turn a six-unit project into an eight-unit project. For small investors, those extra units can make the difference between a break-even and a profitable project.
What makes ADUs especially valuable is that they are usually ministerial approvals—meaning the city must approve them if you meet the standards. Unlike rezoning, you don’t need a political fight.
Parking: The Hidden Barrier
Every investor who tries to maximize units in Los Angeles eventually runs into the same roadblock: parking requirements.
Even if zoning technically allows six or eight units, the requirement to provide off-street parking often slashes your feasible unit count. In some areas, one parking space per unit is mandatory. In others, proximity to transit can reduce or waive the requirement.
From my perspective, parking remains the biggest enemy of housing growth in Los Angeles. It consumes space, adds costs, and often makes projects infeasible. Until the city fully embraces parking reform, investors will need to work around this barrier. That may mean targeting parcels near transit corridors, where reduced parking applies, or designing units that qualify for waivers.
Density Bonuses and Why They Matter
Another option investors often overlook is the Density Bonus Program. Los Angeles allows increased unit counts if you provide affordable housing units. For example, you might get a 35% density increase if you designate a percentage of your units as affordable.
This can be especially powerful in RD zones. If your base zoning allows six units, a density bonus might bump that to eight. Combined with ADUs, you could potentially reach ten units on the same lot.
Of course, the tradeoff is that some units must rent below market rate. Whether that pencils out depends on your financing, location, and long-term strategy. But for mission-driven developers—or those willing to accept slimmer margins for more total units—density bonuses are worth considering.
The Investor’s Dilemma: Playing by the Rules vs. Pushing the Limits
Here’s where I’ll share my opinion plainly: Los Angeles has made zoning so restrictive and inconsistent that investors often feel trapped.
On one hand, you can play by the rules, build fewer units, and accept limited returns. On the other hand, you can chase rezoning, density bonuses, and every legal hack available. The first path feels safe but limiting. The second path feels uncertain but potentially rewarding.
In my view, the smartest strategy is balance. Use by-right options like ADUs and SB 9. Explore density bonuses if the math works. But avoid hinging your entire investment plan on a zoning change. That road is lined with delays and disappointment.
Practical Steps Before You Buy an RD 1.5-1 Property
If you’re considering a purchase in this zoning category, here are steps I recommend:
Run the math carefully. Divide lot size by 1,500, but check rounding rules.
Confirm site restrictions. Look for overlays, easements, or hillside ordinances.
Check parking requirements. They may slash your feasible unit count.
Evaluate SB 9 potential. Could a lot split or duplex strategy add density?
Factor in ADUs. Even one or two can transform project economics.
Look at density bonuses. Decide if affordable set-asides fit your business model.
Consult professionals early. A zoning consultant can save you months of confusion.
Why Professional Guidance Matters
The Reddit thread that inspired this discussion showed the frustration many investors face. Everyone has heard of SB 9, ADUs, and density bonuses, but few know how they actually apply to a specific lot. And when the answers depend on parcel overlays, setbacks, and city planning interpretations, you need expertise.
This is where firms like JDJ Consulting add real value. Navigating Los Angeles zoning is not about memorizing rules. It’s about interpreting how those rules interact, how staff will apply them, and how to design projects that pass review without endless revisions.
Conclusion: Units Under LA RD 1.5-1 Zoning
RD 1.5-1 zoning in Los Angeles sets clear limits—one unit per 1,500 square feet. But for investors, that’s only the starting point. With tools like SB 9, ADUs, and density bonuses, you can often push beyond the raw zoning allowance. The challenge lies in parking requirements, political realities, and the city’s complex bureaucracy.
In my opinion, the worst strategy is chasing rezoning in hopes of striking gold. The better path is to use every legal, by-right option available. That means planning carefully, consulting experts, and approaching each project with both creativity and caution.
For those willing to navigate the system, RD 1.5-1 zoning is not a dead end. It’s a challenge—and with the right strategy, an opportunity.
Looking at property in LA’s RD 1.5-1 zone? JDJ Consulting Group can help you maximize unit count, navigate zoning rules, and avoid costly mistakes. Call us today at (818) 793-5058 to plan your project with confidence.
