Local zoning · Long Beach

Long Beach — Overlay Districts

Q: How is an overlay shown on the Long Beach zoning map and what if numbers are missing?

Overlay heights are shown on the zoning map as the overlay tag plus numeric limits (for example HR60/6 or HL 20/2 ). If no numeric limits are shown on the map, the height in both feet and stories is to be determined and specified during site plan review per § 21.39.020 and § 21.40.020 .

Q: What uses are allowed inside an overlay district?

Unless the overlay explicitly says otherwise, overlays permit “any use permitted in the underlying zoning district” — see § 21.39.110 for the High‑Rise Overlay and § 21.40.110 for the Height Limit Overlay. For the Horse Overlay, Table 38‑1 lists permitted vs. prohibited horse‑related uses ( § 21.38.110 and Table 38‑1).

Q: What are the lot-size and setback rules for tall buildings in the High‑Rise Overlay?

For any proposed building greater than 45 ft in a High‑Rise Overlay, the code requires a minimum lot area of 20,000 sq ft and a minimum lot dimension of 135 ft in any direction; yards for buildings over 45 ft are governed by Table 39‑1 and a landscaped buffer on all four sides is required ( § 21.39.220(B–D) ).

Q: Does an overlay change parking or landscaping requirements?

Generally overlays do not eliminate parking or landscaping rules — other development standards remain those of the underlying district unless the overlay text modifies them. Parking remains governed by Chapter 21.41 and landscaping by Chapter 21.42 ; the High‑Rise overlay explicitly requires a landscape buffer for tall buildings ( § 21.39.220(E) ; see Chapters 21.41 and 21.42 ). Verify parking calculations with Long Beach Parking .

Q: What must I check if my lot is inside the Horse Overlay?

Confirm (1) your lot is actually designated H on the Zoning Map; (2) whether your lot meets the minimum 8,000 sq ft lot area per § 21.38.201 ; (3) stall, corral and fence siting per § 21.38.205–235 ; and (4) setbacks (e.g., 100 ft from adjacent dwellings for stables, 25 ft for corrals) — see § 21.38.210–215 and Tables 38‑1/38‑2.

Q: If I’m in an overlay but need a different standard, how is that handled?

Overlays typically leave other regulations in place and any deviation may require administrative determination, site plan review, or a variance. The overlay text states that “for all other development standards, the standards for the underlying district shall apply,” and that where map numbers are absent height is set at site plan review ( § 21.39.220(E) , § 21.40.220(B) , § 21.39.020–21.40.020 ). Verify permit pathways with the Zoning Administrator or Planning staff.

Q: Do overlays change design review or specific plan requirements?

Overlays may change dimensional or use rules but do not by themselves remove design review obligations. Site plan review/design review processes remain in Chapters referencing administrative procedures; planned development or specific plan areas may have their own standards that govern in addition to overlay text (see Chapter 21.37 for PD/SP procedures). Check Long Beach Design Review and the specific PD/SP ordinance language.

Q: Can an overlay require a larger lot area than the underlying zone?

Yes. For example, the High‑Rise Overlay requires a minimum 20,000 sq ft lot for any building proposed above 45 ft , even if the underlying zone’s lot minimum is smaller ( § 21.39.220(B) ).

Q: What happens if my project is in an overlay but the underlying zone prohibits a use?

If the underlying zone prohibits a use, the overlay does not permit it unless the overlay text expressly changes permitted uses. The High‑Rise and Height Limit overlays explicitly state that they permit the uses of the underlying district (i.e., overlays do not create new uses by default) — § 21.39.110 , § 21.40.110 .

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

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Last reviewed: July 2, 2026

Overview

Overlay districts in Long Beach are special zoning layers applied on top of an underlying zone to modify or add rules for particular areas or uses. Overlays in the Long Beach Zoning Regulations are textually implemented as Chapters in Title 21 and shown on the Zoning Map by appended overlay designations (for example (HR60/6) or (HL 20/2)); where numbers are absent the map requires the height be specified during site plan review. See the city's baseline Long Beach zoning & planning overview for context and consult Long Beach Zoning for map questions.

The sections below synthesize what the Long Beach Zoning Regulations (Title 21) actually say about overlays found in the retrieved materials: the High‑Rise Overlay (HR), the Height Limit Overlay (HL), and the Horse Overlay (H). For questions about vehicle parking tied to overlay development, consult Long Beach Parking. For how overlays interact with dimensional rules, see Long Beach Development Standards. If your project may trigger design review, check Long Beach Design Review. If you’re thinking about an accessory dwelling unit while in an overlay, read the city ADU guidance at Long Beach ADUs. For building-code compliance separate from zoning, the California Building Standards Code applies.

How Long Beach structures and treats overlays (principles)

Overlays are supplemental: unless the overlay text says otherwise, the underlying zone's uses and development standards apply. See § 21.39.110 and § 21.40.110 for the overlay principle that “any use permitted in the underlying zone is permitted in the overlay.”
Overlays can either relax or further limit building heights; height overlays are identified on the zoning map with the overlay tag plus numeric height/story limits, and if the numbers are not shown the height is to be determined at site plan review. See § 21.39.020 and § 21.40.020.
If an overlay permits different height allowances than the underlying zone, other underlying development standards continue to apply unless specifically superseded by the overlay. See § 21.39.220(E) and § 21.40.220(B).

District-by-district breakdown

High‑Rise Overlay (HR)

Purpose: The High‑Rise Overlay is intended “to establish special building height limits to allow taller, highrise buildings to locate outside the downtown area.” § 21.39.010 .
Typical permitted uses: Any use allowed in the underlying district remains permitted in the High‑Rise Overlay; there is no new/use-specific list—overlay permits the underlying district’s uses. See § 21.39.110.
Key dimensional standards and thresholds:
- Height notation on map: overlay shown as HR[#]/[stories], e.g. CO (HR60/6); where no numbers appear, the numerical height and story limit are set during site plan review (§ 21.39.020) .
- Minimum lot size for buildings taller than 45 ft: 20,000 sq ft and minimum lot dimension 135 ft in any direction (§ 21.39.220(B)) .
- Yards and setbacks for buildings over 45 ft: special yard rules apply per Table 39‑1 (for example 20 ft street yard; residential adjacencies require setbacks based on building height — see Table 39‑1) (§ 21.39.220(C) and Table 39‑1).
- Landscape buffer: buildings over 45 ft require a landscaped buffer on all four sides (§ 21.39.220(D)) .
Where it applies: The code identifies the Commercial Office (CO), Commercial Corridor (CC), Commercial Tourist (CT), Commercial Storage (CS) and Institutional (I) as appropriate underlying districts for HR application (§ 21.39.030).

Practical guidance: If your site is marked (HRxx/yy), plan for the map-listed height first; if the map lacks numbers, expect height and story limits to be set as part of the site plan review process — confirm with the Zoning Administrator. See Long Beach Design Review for review procedures tied to site plan review.

Height Limit Overlay (HL)

Purpose: The Height Limit Overlay (HL) “establish[es] special building height limits in areas of the City where lower scale development is desired to maintain neighborhood character.” § 21.40.010 .
Typical permitted uses: Uses in the underlying zone remain permitted in the HL overlay (§ 21.40.110).
Key dimensional standards:
- Map notation: shown as (HL [feet]/[stories]), e.g. R‑3‑3(HL 20/2). If numbers are absent the height is specified through site plan review (§ 21.40.020) .
- Other standards: the overlay only lowers height limits; all other development standards default to the underlying district unless the HL text says otherwise (§ 21.40.220(A)‑(B)).
Where it applies: Used in neighborhoods and areas where the City intends lower-scale development; the exact map locations are shown on the Zoning Map. Verify parcel placement with the Planning Department. Notation is mandatory on the zoning map per the code language in § 21.40.020.

Practical guidance: HL is commonly used to protect neighborhood scale. Check the Zoning Map and expect the HL numeric limits to govern building height even if the underlying commercial/residential district allows taller structures.

Horse Overlay (H)

Purpose: The Horse Overlay (H) “establish[es] reasonable and uniform regulations, safeguards and controls for keeping and maintaining horses within the City.” It is explicitly described as an overlay that must be used with an underlying use district; aside from the supplemental horse regulations, the underlying district rules continue to apply (§ 21.38.010).
Typical permitted uses: Table 38‑1 lists permitted and prohibited uses specific to the Horse Overlay (for instance, keeping horses and ponies for personal use is permitted in many residential districts while commercial horse uses are restricted in certain zones) (§ 21.38.110 and Table 38‑1).
Key standards (selected):
- Minimum lot area for any horse: no horse shall be kept on a lot with less than 8,000 sq ft gross lot area (§ 21.38.201).
- Stalls: each horse must have a permanent covered stall; number of stalls cannot exceed permitted horses (§ 21.38.205) .
- Location: stables/stalls/corrals must be confined to the rear 50% of the lot; corrals not allowed in side yards (§ 21.38.210) .
- Separation: maintain 100 ft between stable/stall walls and any adjacent dwelling unit; corrals not allowed within 25 ft of any residence (§ 21.38.215) .
- Construction: stalls, corrals, fencing and enclosure standards are set out in § 21.38.230–235 (e.g., corrals must be enclosed by fences or stables at least 5 ft 6 in high) and parking/landscaping requirements reference Chapters 21.41 and 21.42 (§ 21.38.240, § 21.38.245).
Where it applies: Only where the Horse Overlay is designated on the Zoning Map; nonconforming stables had compliance deadlines in older amendments — check current status and verify with the Planning Department. See § 21.38.250 for nonconforming handling.

Practical guidance: Horse-related projects are tightly regulated: confirm the overlay on the Zoning Map, verify lot area, and plan stall location, fences, setbacks, and landscaping to code. For parking impacts associated with conversion or new facilities, consult Long Beach Parking.

Quick reference table — most decision‑relevant overlay rules

Overlay District	Core effect (short)	Key numeric limits / requirements	Code Reference
High‑Rise Overlay (HR)	Allows taller buildings where applied	Height shown on map as HR[feet]/[stories]; min lot 20,000 sq ft and min lot dimension 135 ft for >45 ft tall buildings; landscape buffers required for >45 ft; special yard rules in Table 39‑1 (street yard 20 ft)	§ 21.39.020, § 21.39.220(B–D), Table 39‑1
Height Limit Overlay (HL)	Imposes LOWER height caps to protect scale	Height shown on map (HL [ft]/[stories]); where not shown, height set at site plan review; other standards are per underlying zone	§ 21.40.020, § 21.40.220
Horse Overlay (H)	Permits/supplements keeping horses where mapped	No horse on lot < 8,000 sq ft; stalls required; stables confined to rear 50% of lot; 100 ft separation to adjacent dwellings; corrals 25 ft from residences; see Tables 38‑1 and 38‑2	§ 21.38.010, § 21.38.201–245, Table 38‑1/38‑2

Checklist

Verify whether your parcel is within any overlay on the official Zoning Map (ask Planning or review Long Beach Zoning).
Confirm the overlay notation (e.g., HR60/6 or HL 20/2). If numbers are absent, plan for height determination during site plan review per § 21.39.020 / § 21.40.020.
For High‑Rise projects over 45 ft, confirm lot area (20,000 sq ft) and minimum 135 ft dimension and incorporate required yard/landscape buffers per § 21.39.220 and Table 39‑1.
For Horse Overlay uses, run your program against Table 38‑1/38‑2, confirm lot size and stall/corral siting and setbacks (§ 21.38.201–245).
Check parking impacts and required spaces per Chapter 21.41 and consult Long Beach Parking.
Determine whether your project triggers site plan review, design review, or a conditional use/variance and consult Long Beach Design Review and Long Beach Variances and Exceptions.
Confirm building‑code (safety) obligations separate from zoning in the California Building Standards Code.

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map notation absent (no HR/HL numbers)	When the map lacks numeric limits the code requires height be set at site plan review; this creates uncertainty early in project design (§ 21.39.020, § 21.40.020)	Confirm with Planning whether the parcel has numeric overlay limits or whether a site plan review determination will set height.
Interaction with underlying district standards	Overlays typically leave other standards unchanged; but certain overlay provisions (yards/lot size) modify the baseline rules (§ 21.39.220, § 21.40.220)	Identify which underlying district standards will still apply and where the overlay text explicitly supersedes them. Verify with the Zoning Administrator.
Parcel‑specific applicability for Horse Overlay	Horse rules include lot‑area and setback requirements; nonconforming/stale grandfathering exists in past ordinances (§ 21.38.201, § 21.38.250)	Confirm whether an existing stable is nonconforming and whether compliance deadlines or grandfathering apply. Verify with Planning.
Table‑based yard calculations (Table 39‑1)	Yard formulas (for example 1/5 building height) and averaging rules can produce non‑intuitive setbacks	Use Table 39‑1 for precise setback math and check site plan review averaging allowances.
Ambiguity about “appropriate underlying districts” for HR	Code lists appropriate underlying districts (CO, CC, CT, CS, I) but map application may vary (§ 21.39.030)	Verify whether your parcel’s underlying district is one of the listed suitable districts before assuming HR can apply.

Plain‑English Summary

Long Beach uses overlay districts to add area‑specific rules on top of normal zoning: the High‑Rise Overlay lets certain commercial/institutional parcels go taller (but with lot size, yard, and landscape buffers for buildings over 45 ft, § 21.39.220), the Height Limit Overlay caps heights to preserve neighborhood scale (§ 21.40.010–220), and the Horse Overlay sets special rules for keeping horses (lot area, stalls, setbacks — § 21.38.201–245). Always check the Zoning Map and the overlay’s numeric notation (or lack of it) and coordinate with Planning because many final determinations occur during site plan review.

Information Gaps

A complete, authoritative list of every overlay district label present on the current official Zoning Map (map image / GIS parcel overlay list) — Not found in retrieved materials (verify with Planning or the official map).
Any overlays beyond HR, HL, and H that may be active in specific neighborhoods (for example “Neighborhood Overlay” references appear in plan text but no consolidated code chapter text for other overlays was found in retrieved files) — Not found in retrieved materials.
Administrative procedures specific to creating or removing an overlay on a parcel (the code contains general procedures for PD/Site Plan Reviews but a step‑by‑step for overlay map amendments was not in the retrieved excerpts) — Not found in retrieved materials. Verify with the jurisdiction.

Source References

Long Beach Municipal Code — High‑Rise Overlay: § 21.39.010, § 21.39.020, § 21.39.110, § 21.39.220, § 21.39.230.
Long Beach Municipal Code — High‑Rise yard requirements (Table 39‑1) and Height Limit Overlay: Table 39‑1, § 21.40.010, § 21.40.020, § 21.40.110, § 21.40.210–220.
Long Beach Municipal Code — Horse Overlay: § 21.38.010, § 21.38.110, § 21.38.201–245, Tables 38‑1/38‑2.
Long Beach Municipal Code — Zoning definitions and PD/SP context (use and cross‑references): various sections including § 21.15.3360–3410, Chapter 21.37 on Planned Development and Specific Plans.
Long Beach Municipal Code — Commercial and residential development standards (tables referenced above): Tables 32‑2, 32‑2A, 32‑3 and related footnotes.

Sources

Retrieved passages

Long Beach Zoning Code (§ 1) High relevance
Long Beach Zoning Code (Section 21.39.220) High relevance
Long Beach Zoning Code (Section 21.45.115.5) Medium relevance
Long Beach Zoning Code (§ 6) Medium relevance
Long Beach Zoning Code (§ 1) Medium relevance
Long Beach Zoning Code (§ 1) Medium relevance
Long Beach Zoning Code (§ 4) Medium relevance
Long Beach Zoning Code (§ 1) Medium relevance

Cited sections

Official Long Beach code library

Frequently asked questions

How is an overlay shown on the Long Beach zoning map and what if numbers are missing?

Overlay heights are shown on the zoning map as the overlay tag plus numeric limits (for example HR60/6 or HL 20/2). If no numeric limits are shown on the map, the height in both feet and stories is to be determined and specified during site plan review per § 21.39.020 and § 21.40.020.

What uses are allowed inside an overlay district?

Unless the overlay explicitly says otherwise, overlays permit “any use permitted in the underlying zoning district” — see § 21.39.110 for the High‑Rise Overlay and § 21.40.110 for the Height Limit Overlay. For the Horse Overlay, Table 38‑1 lists permitted vs. prohibited horse‑related uses (§ 21.38.110 and Table 38‑1).

What are the lot-size and setback rules for tall buildings in the High‑Rise Overlay?

For any proposed building greater than 45 ft in a High‑Rise Overlay, the code requires a minimum lot area of 20,000 sq ft and a minimum lot dimension of 135 ft in any direction; yards for buildings over 45 ft are governed by Table 39‑1 and a landscaped buffer on all four sides is required (§ 21.39.220(B–D)).

Does an overlay change parking or landscaping requirements?

Generally overlays do not eliminate parking or landscaping rules — other development standards remain those of the underlying district unless the overlay text modifies them. Parking remains governed by Chapter 21.41 and landscaping by Chapter 21.42; the High‑Rise overlay explicitly requires a landscape buffer for tall buildings (§ 21.39.220(E); see Chapters 21.41 and 21.42). Verify parking calculations with Long Beach Parking.

What must I check if my lot is inside the Horse Overlay?

Confirm (1) your lot is actually designated H on the Zoning Map; (2) whether your lot meets the minimum 8,000 sq ft lot area per § 21.38.201; (3) stall, corral and fence siting per § 21.38.205–235; and (4) setbacks (e.g., 100 ft from adjacent dwellings for stables, 25 ft for corrals) — see § 21.38.210–215 and Tables 38‑1/38‑2.

If I’m in an overlay but need a different standard, how is that handled?

Overlays typically leave other regulations in place and any deviation may require administrative determination, site plan review, or a variance. The overlay text states that “for all other development standards, the standards for the underlying district shall apply,” and that where map numbers are absent height is set at site plan review (§ 21.39.220(E), § 21.40.220(B), § 21.39.020–21.40.020). Verify permit pathways with the Zoning Administrator or Planning staff.

Do overlays change design review or specific plan requirements?

Overlays may change dimensional or use rules but do not by themselves remove design review obligations. Site plan review/design review processes remain in Chapters referencing administrative procedures; planned development or specific plan areas may have their own standards that govern in addition to overlay text (see Chapter 21.37 for PD/SP procedures). Check Long Beach Design Review and the specific PD/SP ordinance language.

Can an overlay require a larger lot area than the underlying zone?

Yes. For example, the High‑Rise Overlay requires a minimum 20,000 sq ft lot for any building proposed above 45 ft, even if the underlying zone’s lot minimum is smaller (§ 21.39.220(B)).

What happens if my project is in an overlay but the underlying zone prohibits a use?

If the underlying zone prohibits a use, the overlay does not permit it unless the overlay text expressly changes permitted uses. The High‑Rise and Height Limit overlays explicitly state that they permit the uses of the underlying district (i.e., overlays do not create new uses by default) — § 21.39.110, § 21.40.110.

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