Planning a remodel in The Doñas and not sure what will actually fit on your lot? You are not alone. The hillside rules in this Studio City pocket shape almost every design choice, from how much dirt you can move to where a second story or pool can go. In this guide, you will learn the baseline rules that matter most, the common overlays near Mulholland, and the steps that keep your project on track. Let’s dive in.
Why hillside rules matter in The Doñas
The Doñas, also called Laurelwood, sits on the Santa Monica Mountains slope below Mulholland Drive. Many properties lie in the City’s mapped Hillside Area and are regulated by Los Angeles’ Baseline Hillside Ordinance, often called the BHO. That hillside status is why slope, mature trees, narrow streets, and buried utilities often drive design and approvals. You can get a feel for the neighborhood context by reviewing this overview of Laurelwood - The Doñas.
The City describes how hillside standards work in the Los Angeles Municipal Code. If your property is mapped in the Hillside Area, the BHO applies and sets the baseline for grading, massing, height, and floor area. You can review the relevant sections in the LAMC hillside development standards.
The Baseline Hillside Ordinance at a glance
The BHO is the rulebook that shapes most Doñas remodels. It limits grading, sets height envelopes, and defines how residential floor area is counted. These rules determine whether your project stays ministerial - simple plan check - or needs a discretionary hearing.
Grading volume limits
For many R1 hillside lots, the by-right grading limit is 1,000 cubic yards. Projects on substandard hillside streets can face lower operational limits and stricter hauling windows. If you need more grading than allowed by right, you are usually looking at a discretionary review and added time. See the grading provisions in the LAMC hillside development standards and the City’s process for grading permits.
Grading under a house counts
Updates to the BMO and BHO tightened how grading is counted. Earthwork to create pads, crawlspaces, and basements generally counts toward your grading cap. This change makes very large buried basements difficult on typical Doñas lots. Learn more context from the Conservancy’s summary of the mansionization ordinance updates.
Height envelope and encroachment planes
Angled encroachment planes and height envelopes control where you can add stories, decks, and rooflines. For R1 lots, the encroachment plane commonly starts around 20 feet above grade at required yards, which often pushes second-story massing back from the street. Check the encroachment plane and articulation standards in the LAMC hillside development standards.
Floor area and how it is calculated
The BHO limits residential floor area through formulas that adjust for slope. It also tightened what counts as residential floor to close loopholes. This is why early massing studies are essential if you want to avoid discretionary approvals.
Retaining walls and height limits
Retaining walls are tightly regulated. As a rule of thumb, the City allows one vertical wall up to 12 feet or two walls up to 10 feet each if they are separated by a minimum distance. Taller or surcharged walls need engineered plans and extra review. See the City’s technical guidance for retaining walls.
Overlays near Mulholland and other add-ons
Many Doñas properties sit near the Mulholland corridor. That proximity often adds a layer of design review on top of the BHO.
Mulholland Scenic Parkway Specific Plan
If your project is visible from Mulholland or crosses key thresholds, you may need Design Review or Project Permit Compliance. Cumulative additions over 900 square feet since 1992 and projects that require grading permits are common triggers. You can review maps and applicability for the Mulholland Scenic Parkway Specific Plan.
Hillside Construction Regulation districts
Some hillside neighborhoods are within HCR districts, which add limits on construction hours, lighting, and hauling. The Doñas are not listed by default, so confirm parcel by parcel. Use ZIMAS to check your lot’s overlays and the City’s page on Hillside Construction Regulations.
R1 variations and other overlays
Neighborhood-specific R1 variations or overlay zones can adjust baseline numbers. Always verify parcel overlays and zoning through ZIMAS - City zoning search.
What turns a remodel into a major project
On steep Doñas lots, certain moves will trigger extra reports, permits, or hearings.
- Grading of any significance, pools with excavation, or deep basements - typically require a grading permit and a soils or geotechnical report. See the City’s process for grading permits.
- Import or export of earth beyond by-right hauling limits - can require discretionary review and strict hauling schedules. Check applicable standards in the LAMC hillside development standards.
- Large retaining walls or deep foundations - require engineered plans and structural plan check.
- Protected trees - native oaks, sycamore, walnut, bay, and others require removal or relocation permits. Review the City’s Protected Tree Ordinance.
- Fire access and defensible space - LAFD may require driveway changes, hydrant access, and brush clearance. See LAFD’s Hydrants and Access guidance.
- Mulholland plan review or other discretionary approvals - can add public hearings and environmental review.
Process, team, and timeline expectations
Here is a high-level path that fits most Doñas remodels.
Early steps
- Parcel check: confirm Hillside Area status, zoning, and overlays via ZIMAS.
- Pre-design: engage an architect who knows LA hillside rules to test massing against the BHO envelope and floor-area limits.
- Technical studies: expect a topographic survey, soils or geotechnical report, and tree assessment if protected species are present. Pools, large cuts, and retaining walls add grading and structural plans. See grading permits for what LADBS expects.
City reviews and timing
- Ministerial projects that clearly fit within the BHO often move through plan check in weeks to a few months.
- Projects with grading, pools, retaining walls, or protected trees commonly run several months through corrections.
- Discretionary cases like grading deviations or Mulholland Design Review can stretch many months to a year or more.
Professionals to line up
- Architect with BHO and Mulholland experience
- Civil engineer for grading and drainage
- Geotechnical or soils engineer
- Structural engineer for foundations and retaining walls
- Arborist for protected trees
- Permit expeditor or planning consultant for discretionary filings
Design and budgeting tips for Doñas remodels
- Lead with grading. It is one of the biggest cost and schedule drivers. Try to design with the slope instead of against it to stay under by-right caps.
- Keep an eye on height envelopes. Use stepped massing and roof breaks to stay within encroachment planes and reduce visible bulk.
- Plan retaining walls carefully. Shorter, separated walls are easier to approve than one very tall wall.
- Map your trees early. Protected trees can control where you place additions, pools, and driveways.
- Confirm fire access. Driveway width, slope, and turnarounds can change as you add square footage or height.
Quick checklist to start today
- Look up your parcel on ZIMAS and note Hillside Area status, overlays, and protected trees.
- Sketch a concept that respects grading caps and the height envelope. Keep an alternative scheme handy.
- Order a topo survey and book a geotechnical site walk. Ask about pool excavation feasibility if a pool is in your plan.
- If you are near or visible from Mulholland, confirm if the Specific Plan triggers Design Review.
- Budget time for LADBS plan check, possible LAFD clearances, and any required Mulholland review.
Ready to move from ideas to a plan that will actually permit in The Doñas? If you want neighborhood-savvy guidance on value, timing, and resale impact before you commit to a scope, reach out to Bryan Abrams for a local perspective tailored to Studio City’s hillside rules.
FAQs
How much grading can you do in The Doñas without a hearing?
- For many R1 hillside lots the by-right grading cap is about 1,000 cubic yards. Going beyond that often requires a discretionary deviation and added review under the LAMC.
Does a new basement count toward grading and floor area?
- Grading to create habitable space generally counts toward your grading total, and basement space can factor into residential floor calculations depending on definitions in the BHO and related rules.
Will you need Mulholland Design Review for a Doñas remodel?
- If your property is within the Mulholland Specific Plan area and your project is visible from the parkway or crosses thresholds like cumulative additions over 900 square feet or grading permits, expect review.
Can you build a tall retaining wall on a sloped lot?
- The City limits vertical wall height and often prefers split walls with spacing. Taller or surcharged walls require engineered plans and extra review.
Do protected trees affect where you can build?
- Yes. Native oaks, sycamore, walnut, bay, and certain other species need City permits for removal or relocation, which can shape building pads, access, and pool locations.
Will the fire department review your driveway or sprinklers?
- In hillside fire zones, LAFD checks access, turning radii, and water supply. Projects may need driveway changes and defensible-space compliance, and many hillside projects require sprinklers.
