Local zoning · Huntington Beach

Huntington Beach — Overlay Districts

Q: What uses are allowed in an MHP overlay parcel?

When a property is designated -MHP , mobile home parks and accessory park uses are allowed; the ordinance states that uses permitted by the base zone are not permitted while the MHP overlay applies (see § 227.08(C) ) .

Q: If my lot lies in a floodplain overlay, what extra steps are required?

Floodplain ( FP ) subdistricts impose construction standards: anchoring, flood‑resistant materials, elevating utilities one foot above base flood elevation, and certification for subdivisions or manufactured homes; some uses are prohibited in floodways unless engineering can show no flood impact (see § 222.14 , § 222.04 ) .

Q: How does the SR overlay affect mobile home park rentals?

The SR overlay requires that at least 80% of mobile home park spaces be occupied by at least one person 55+ (unless the park is a 62+ park), and the park must keep verification procedures and appropriate signage and lease language (§ 228.08–.10 ) .

Overlay Districts under the Huntington Beach local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Huntington Beach organizes special-purpose overlays in Title 22 of its zoning code to modify base-zone rules where unique physical, environmental, or policy objectives apply. Overlays are added to base district symbols on the Zoning Map (for example CO-H-60/6 or R-1-FP2) and can change permitted uses, development standards, or approval procedures; building permits and projects must conform to the applicable overlay rules and any adopted area plans or specific plans. See the City's overlay structure in the zoning ordinance (§ 202.02) .

Below are the Huntington Beach overlay districts found in the local zoning code, with purpose, typical permitted uses, key dimensional or programmatic standards, and where they apply. Where the code establishes findings or map conventions, those are cited so you can verify parcel-specific applications.

Note: when I mention practical topics such as parking or design review, follow Huntington Beach's linked guidance for those rules to see how overlay rules interact with other standards: see the city's pages for parking, design review, development standards, ADUs, and the California Building Standards Code.

parking — /us/california/huntington-beach/parking
design review — /us/california/huntington-beach/design-review
development standards — /us/california/huntington-beach/development-standards
ADUs — /us/california/huntington-beach/adu
California Building Standards Code — /us/california/building-codes
Huntington Beach Zoning overview — /us/california/huntington-beach/zoning
Nonconforming uses — /us/california/huntington-beach/nonconforming-uses

How to read an overlay on the map

Overlays are shown by suffixes on the map: e.g., -H, -FP2, -MHP, -SR, -IS, -CC, -SP, -PAD added to the base district symbol; some overlays include numbers that set numerical limits (for example CO-H-60/6) (§ 226.04, § 225.14, § 222.04, § 215.16) .

Overlay district-by-district breakdown

Note: each district below cites the ordinance provision where the rule is stated. “Where it applies” is the code statement about mapping or typical locations; parcel-level verification requires checking the Zoning Map and the zoning text referenced below.

H — High‑Rise Overlay District

Purpose: To permit taller, high‑rise buildings at appropriate locations where the General Plan supports greater height (§ 226.02) .
Typical permitted uses: Any use allowed in the underlying base district remains permitted in H; the overlay only modifies height/yard/lotsize rules (§ 226.06) .
Key dimensional/standards (supplemental to base zone):
- Building height limited to the maximum shown on the zoning map or set at site plan review if unspecified (§ 226.08(A)) .
- Minimum lot size to exceed base maximum height: 20,000 sq ft and minimum lot dimension 135 ft in any direction for heights above the base maximum (§ 226.08(B)) .
- Setbacks/yards grow with height: e.g., yards abutting a street = 20 ft + 1 ft per foot above base maximum; yards abutting an R district = 50 ft + 1 ft per 2 ft of building height above base plus additional length-based offset; upper-story daylight plane of 1:1 (45°) from 15 ft above grade at R boundary (§ 226.08(C, E)) .
- Minimum 10‑ft landscaped buffer around all buildings over the base height (§ 226.08(D)) .
Where it applies: May be combined only with RH, CO, CG, CV, IL, IG base districts and is not applied seaward of Pacific Coast Highway; map suffix shows height (feet) and stories (e.g., “CO‑H‑60/6”) (§ 226.04–.06) .

Practical note: projects in an H overlay still must meet applicable development standards and parking requirements; the overlay governs only where it explicitly modifies base rules (§ 226.08) .

FP — Floodplain Overlay District (subdistricts -FP1, -FP2, -FP3)

Purpose: Implement floodplain management, reduce risk to life/property by regulating uses and construction methods in special flood hazard areas (§ 222.01–.02) .
Typical permitted uses: Uses vary by subdistrict; many base‑district uses are allowed subject to conditions, but some uses (e.g., permanent structures in floodways) are prohibited (§ 222.04, .14) .
Key standards:
- Map convention: overlay shown as -FP1, -FP2, or -FP3 on the Zoning Map (§ 222.04(C)) .
- -FP1 applies to floodway areas; -FP2 applies to FIRM areas A/AE/AO/AH; -FP3 applies to V/VE areas (§ 222.04(B)) .
- For -FP2/-FP3, required standards include anchoring of new construction and substantial improvements, use of flood‑resistant materials and utilities located above base flood elevation + 1 ft freeboard, and specific elevation/certification requirements for subdivisions or manufactured homes (§ 222.14(A)) .
- Certain uses are prohibited in floodway subdistricts unless engineering shows no increase in flood heights (see prohibited uses list) (§ 222.14 and § 222.04) .
Where it applies: All areas of special flood hazard in the city per adopted FEMA FIRMs and city studies; overlay must be added to base zone on the map (§ 222.02–.04) .

Practical note: floodplain overlays often trigger stronger construction standards and special review/permits; expect certification requirements and potential involvement with FEMA processes (§ 222.14 ) .

MHP — Mobile Home Park Overlay District

Purpose: Preserve mobile home park uses and manage transition to base‑zone uses; applied where parcels are currently mobile home parks (§ 227.02–.06) .
Typical permitted uses: Mobile home parks and accessory uses (recreation facilities, community centers, private storage for residents) (§ 227.08(A–B)) .
Key rules:
- When -MHP is designated, uses otherwise allowed by the base zone are not permitted — the overlay controls and limits conversion without a map amendment (§ 227.08(C)) .
- Removal of MHP or change of use requires a zoning map amendment and may require Local Coastal Program amendment if in the coastal zone (§ 227.10) .
Where it applies: Shown on the Zoning Map with the -MHP suffix; City Council considers site factors before applying this overlay (§ 227.04–.06) .

Practical note: applying for a use change on an MHP parcel typically requires a map amendment and may be subject to coastal certification in the coastal zone (§ 227.10) .

SR — Senior Residential Overlay District

Purpose: Maintain existing senior mobile home parks as senior parks and limit conversion of this affordable housing type (§ 228.02) .
Typical permitted uses: Mobile home park uses restricted to senior occupancy rules and associated accessory uses (§ 228.08 ) .
Key rules:
- At least 80% of spaces must be occupied by at least one person 55+ (or 100% for parks designated for 62+), with signage, advertising and lease language reflecting the senior status (§ 228.08–.10 ) .
- Removal of the SR overlay requires a zoning map amendment (§ 228.12) .
Where it applies: Applied to the ten senior mobile home parks listed in the ordinance and shown on the Zoning Map with an SR suffix (§ 228.04–.06) .

IS — Interim Study Overlay District

Purpose: Allow discretionary review where zoning changes are under study; used where regulatory problems or land‑use issues are being resolved (§ 223.02–.04) .
Typical permitted uses: Any base‑district uses may be allowed but new or expanded uses generally require a conditional use permit in an IS District; the overlay is intended to be temporary while a study plan is prepared (§ 223.06(A)) .
Key rules:
- IS must be shown as -IS on the map and is created only after approval of a study plan; reclassification to IS follows Chapter 247 procedures and may require coastal certification (§ 223.04) .
Where it applies: Any base district may be combined with IS; applied where the City Council/Planning Commission determine study is needed (§ 223.04) .

Practical note: IS will add discretionary review steps; expect conditional uses and public hearings (§ 223.06) .

CC — Coastal Conservation District

Purpose: Protect wetlands, ESHA, and environmentally sensitive habitat in the coastal zone while allowing limited, compatible uses (§ 216.02) .
Typical permitted uses: Very limited — incidental public service projects, maintenance, and other uses that do not harm resources; most uses require a conditional use permit and an overall development plan (§ 216.06–.08) .
Key rules:
- Development on any parcel in CC must occur pursuant to an overall development plan for all contiguous parcels in common ownership (§ 216.06) .
- Permitted principal uses are strictly limited and subject to Zoning Administrator conditional use permits to ensure compatibility (§ 216.08) .
Where it applies: CC is a coastal overlay applied to resource protection areas and mapped on the Zoning Map (§ 216.02–.06) .

Practical note: CC overlays may require Coastal Commission review/approval for changes and typically impose mitigation and overall plan requirements (§ 216.14–.06) .

SP — Specific Plan (SP District)

Purpose: Allow a site‑specific, comprehensive plan for areas where base district rules are inadequate; SP districts are treated as overlays that replace or modify base rules through an adopted specific plan (§ 215.10–.18) .
Typical permitted uses: Established in the adopted Specific Plan; deviations from base district are allowed if justified by compensating benefits and findings (§ 215.12(B)) .
Key rules:
- Applications for rezoning to SP must include a specific plan with maps, land use, densities, typical building elevations, and statements justifying deviations (§ 215.10) .
- A specific plan is adopted by resolution and must be consistent with the General Plan (and Local Coastal Program in the coastal zone); building permits in an SP are accepted only if consistent with the specific plan (§ 215.14, .18) .
- SP districts are denoted SP plus number/name on the Zoning Map (§ 215.16) .
Where it applies: Chosen when an area requires a unified land‑use, design, and infrastructure approach beyond base‑zone regulations (§ 215.12–.18) .

PAD — Planned Area Development Overlay District (PAD)

Purpose: To permit an Area Plan that allows design flexibility and deviations from base district standards when superior urban design and proper public service provisions can be shown (PADs are adopted by ordinance) (§ 225.14, .16) .
Typical permitted uses: Uses remain those of the Area Plan and any approved modifications to the base district; PAD adoption includes a list of modifications to base provisions and a reference to the approved Area Plan (§ 225.14, .16) .
Key rules:
- PAD districts are shown on the map with a -PAD designator and sequential number; City Council adopts PADs by ordinance pursuant to Chapter 247 and must include the Area Plan and a list of modifications (§ 225.14, .16) .
- Building permits in a PAD are accepted only if plans are consistent with the adopted PAD ordinance, the approved Area Plan, and other applicable Code requirements (§ 225.16) .
Where it applies: Used when an area needs an Area Plan that deliberately departs from base‑zone standards in exchange for design or public benefits (§ 225.14–.16) .

Quick decision table — top permit/standard triggers

Overlay District	Most decision‑relevant rule or permitted use	Code Reference
H (High‑Rise)	Any base use permitted; supplemental rules: min lot 20,000 sq ft, min 135 ft dimension, setbacks scale with height, 10 ft buffer, 45° daylight plane (§ 226.06–.08)	§ 226.06, § 226.08
FP (Floodplain FP1/FP2/FP3)	Flood subdistrict mapping; anchoring, elevation, materials, certain uses prohibited in floodway (§ 222.02–.04, .14)	§ 222.02, § 222.04, § 222.14
MHP (Mobile Home)	Mobile home parks and accessories only; base uses prohibited while MHP applied (§ 227.08–.10)	§ 227.08, § 227.10
SR (Senior Residential)	At least 80% spaces occupied by 55+, signage, verification procedures (§ 228.08–.10)	§ 228.08, § 228.10
IS (Interim Study)	Conditional use permit required for new/expanded uses; map shown -IS (§ 223.04–.06)	§ 223.04, § 223.06
CC (Coastal Conservation)	Development only under an overall development plan; uses limited and conditional (§ 216.06–.08)	§ 216.06, § 216.08
SP (Specific Plan)	Specific Plan required with maps/elevations; building permits only if consistent with SP (§ 215.10–.18)	§ 215.10, § 215.18
PAD (Planned Area Dev.)	Adopted by ordinance; building permits must conform to adopted Area Plan and PAD ordinance (§ 225.14, .16)	§ 225.14, § 225.16

Checklist — what an applicant must satisfy for projects in an overlay

Confirm the parcel's base zone and overlay suffix on the City Zoning Map (verify presence of -H, -FP2, -MHP, -SR, -IS, -CC, -SP, -PAD) (§ 226.04, § 222.04, § 227.04, § 228.04, § 223.04, § 216.06, § 215.16, § 225.14)
Read overlay‑specific permitted uses and prohibited uses for that overlay (e.g., FP prohibitions, MHP restrictions) (§ 222.04–.14, § 227.08)
Prepare any required specific plan, Area Plan, or study plan (for SP, PAD, IS) per submittal lists and findings (§ 215.10, § 225.16, § 223.04)
Confirm dimensional/siting standards added by the overlay (e.g., H lot size, setbacks, daylight plane; FP elevation/anchoring) and update site plans accordingly (§ 226.08, § 222.14)
If in the coastal zone, determine whether Local Coastal Program or California Coastal Commission certification is required (SP, PAD, MHP removals often require LCP amendment) (§ 215.14, § 225.16, § 227.10)
Coordinate overlay requirements with related standards: parking, signage, landscaping, nonconforming uses, and any needed variances or exceptions (see the respective code chapters) — verify where overlay governs in case of conflict (§ 202.02, overlay chapters)
For floodplain projects, include required flood elevation surveys, anchoring details, and FEMA coordination where applicable (§ 222.14)

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay vs base conflict	Overlays expressly govern where they conflict with the base district; assuming base rules apply can cause noncompliance	Check the overlay chapter text cited on the Zoning Map and confirm which provision controls; review § 226.08, § 222.14, § 227.08
Coastal zone certification requirements	Some overlay actions (SP, PAD, MHP removal) require LCP amendment / Coastal Commission certification, delaying approvals	Verify coastal zone status and whether LCP amendment or Coastal Commission review is required (§ 215.14, § 225.16, § 227.10)
Parcel‑specific flood hazard mapping	FP subdistricts carry different prohibitions/standards; FEMA maps and city flood studies determine which subdistrict applies	Confirm the parcel’s FIRM designation and the Zoning Map FP subdistrict before design; see § 222.04 and the Director’s adopted maps
PAD/SP plan inconsistencies	Projects inconsistent with an adopted PAD or SP can be rejected at building permit intake	Verify the exact adopted PAD/SP ordinance or Area Plan and design conformance prior to permit submittal (§ 225.16, § 215.18)
MHP / SR overlays restricting conversion	MHP and SR overlays block typical base‑zone conversions and impose operational rules (e.g., 80% senior occupancy)	If proposing a change, confirm overlay removal procedures and required findings; check § 227.10 and § 228.12–.10
Ambiguity in map numerics for H	Some H map callouts omit the numeric height/stories; then height is set during site plan review	If the map lacks numbers, the height must be determined in site plan review consistent with the General Plan — verify § 226.04(B) and consult staff

Plain‑English summary

Huntington Beach overlays are extra zoning rules added to base zones (for flood risk, senior/mobile‑home protection, high‑rise areas, coastal conservation, interim study areas, specific plans, and planned area developments). Each overlay either restricts uses (e.g., MHP, SR, CC) or adds standards (e.g., H height/yard rules, FP flood construction standards); always check the Zoning Map and the overlay chapter cited in the code before designing or applying for permits (§ 202.02, overlay chapters) .

Source References

Huntington Beach Zoning and Subdivision Ordinance, Title 22 overlay chapters and related provisions (Specific Plan / SP) — § 215.10–.18 .
Huntington Beach Zoning and Subdivision Ordinance, Planned Area Development (PAD) map and permit rules — § 225.14, 225.16 .
Huntington Beach Zoning and Subdivision Ordinance, High‑Rise Overlay — § 226.02–.08 .
Huntington Beach Zoning and Subdivision Ordinance, Floodplain Overlay (FP1/FP2/FP3) — § 222.01–.14 .
Huntington Beach Zoning and Subdivision Ordinance, Mobile Home Overlay (MHP) — § 227.02–.10 .
Huntington Beach Zoning and Subdivision Ordinance, Senior Residential Overlay — § 228.02–.12 .
Huntington Beach Zoning and Subdivision Ordinance, Interim Study Overlay — § 223.02–.06 .
Huntington Beach Zoning and Subdivision Ordinance, Coastal Conservation District — § 216.02–.08 .
Huntington Beach Zoning Ordinance structure and applicability (Titles 20–25) — § 202.02 .

Sources

Retrieved passages

Huntington Beach Zoning Code (§ 225.14.) High relevance
Huntington Beach Zoning Code (§ 227.04.) High relevance
Huntington Beach Zoning Code (§ 215.10.) High relevance
Huntington Beach Zoning Code (Chapter 226.) Medium relevance
Huntington Beach Zoning Code (Chapter 222.) Medium relevance
Huntington Beach Zoning Code (§ 215.14.) Medium relevance
Huntington Beach Zoning Code (§ 222.14.) Medium relevance
Huntington Beach Zoning Code (Chapter 3) Medium relevance

Cited sections

Official Huntington Beach code library

Frequently asked questions

What is an overlay district in Huntington Beach and how does it affect my property?

An overlay district is an additional zoning layer (shown as a suffix on the Zoning Map) that modifies base‑zone rules for certain policy goals (e.g., flood safety, senior parks, high‑rise locations). The overlay may change permitted uses, add development standards, or require specific plans; you must design and apply under the overlay rules shown on the map (see § 202.02 and the applicable overlay chapter) .

Can I build to the base zone height if my lot has an H overlay?

No — where an H High‑Rise Overlay applies, height is governed by the number shown on the map or set during site plan review; supplemental lot and setback requirements apply for heights above the base maximum (see § 226.04, § 226.08) .

What uses are allowed in an MHP overlay parcel?

When a property is designated -MHP, mobile home parks and accessory park uses are allowed; the ordinance states that uses permitted by the base zone are not permitted while the MHP overlay applies (see § 227.08(C)) .

If my lot lies in a floodplain overlay, what extra steps are required?

Floodplain (FP) subdistricts impose construction standards: anchoring, flood‑resistant materials, elevating utilities one foot above base flood elevation, and certification for subdivisions or manufactured homes; some uses are prohibited in floodways unless engineering can show no flood impact (see § 222.14, § 222.04) .

Does an SP (Specific Plan) overlay let me ignore base zoning rules?

A Specific Plan creates a new, area‑specific set of rules; deviations from base district standards are allowed only by adopting the Specific Plan and making required findings. Building permits are accepted only if consistent with the adopted Specific Plan (§ 215.12, § 215.18) .

How does the SR overlay affect mobile home park rentals?

The SR overlay requires that at least 80% of mobile home park spaces be occupied by at least one person 55+ (unless the park is a 62+ park), and the park must keep verification procedures and appropriate signage and lease language (§ 228.08–.10) .

Can an overlay be removed or changed?

Yes, removal or reclassification of overlays (for example, removing MHP or SR) requires a zoning map amendment and may require Local Coastal Program amendment/certification if in the coastal zone (§ 227.10, § 228.12) .

If the zoning map labels “CO‑H” with no numbers, how is height set?

Where the H overlay on the map lacks numeric height/story limits, the height in feet and stories shall be determined during site plan review consistent with the General Plan (§ 226.04(B)) .

Do overlay districts change parking or design review requirements?

Overlays modify only the provisions they expressly state. Parking and design rules still apply; coordinate overlay requirements with Huntington Beach parking and design review standards because overlays may affect dimensional/parking calculations or trigger additional review (see § 202.02 and the relevant overlay chapter) .

Who approves uses or exceptions in special overlays like CC or IS?

Many overlay decisions are discretionary: CC uses typically require conditional use permits from the Zoning Administrator, IS requires conditional use for new/expanded uses, and SP/PAD adoptions are Council or Commission actions with required findings (§ 216.08, § 223.06, § 215.12) .

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