Local zoning · Long Beach

Long Beach — Variances and Exceptions

Variances and Exceptions under the Long Beach local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Long Beach handles variances, minor modifications, exceptions, waivers, and reasonable accommodations under the local zoning regulations (commonly called Title 21 / "Zoning Regulations"). It is a code-focused, Long Beach–specific reference: procedures, decision-makers, required findings, and where the relief tools apply in different districts. Always verify parcel-specific rules with the City; see the Source References below for the controlling code citations. Variances are governed primarily in Division III of Chapter 21.25; exceptions/waivers appear in multiple chapters where the Code allows flexibility (examples include religious assembly, inclusionary housing, parkways, and special overlays).

What relief tools exist in Long Beach and where they are used

  • Standards Variance (standards variance / "variance") — relief from development standards (setbacks, lot coverage, yards, projections). See Division III of Chapter 21.25 (purpose, applicability, jurisdiction, and required findings).
  • Minor modification / Administrative minor modification — limited, administrative relief (not available in the Coastal Zone). The Zoning Administrator may grant minor modifications where a “special reason or circumstance” makes strict application impractical. § 21.10.047.
  • Special exceptions / waivers — Code authorizes exceptions or waivers in specific chapters (e.g., religious assembly reasonable accommodations under RLUIPA, inclusionary housing waivers, parkway paving exceptions). Each of these has its own findings and procedures.
  • Reasonable accommodation — separate Division XIII (Chapter 21.25, §§ 21.25.1301 et seq.) for disability accommodations to zoning rules; Zoning Officer/Building Official may act and must issue determinations within 30 days on a completed application.
  • Special-setback variances — where the City establishes a special setback line by ordinance, a variance to encroach into that line must still meet the findings required for a variance (§ 21.25.807).

Decision-makers & procedure (high-level)

  • The Zoning Administrator hears and decides most Standards Variance requests; the ZA may approve, conditionally approve or deny; ZA actions may be appealed to the Planning Commission. § 21.25.305.
  • The Planning Commission or City Council become involved by appeal or referral (Table of discretionary responsibilities). See Table 21‑1 for which hearing body acts on variances and appeals.
  • For minor modifications the ZA may decide without full variance procedures; minor modifications are charged a smaller fee and cannot be used in the Coastal Zone (§ 21.10.047).

Required findings to approve a Standards Variance

Before granting a standards variance the decision-maker must analyze and adopt findings into the record. The Code requires (Division III of Chapter 21.25):

  • The site (or improvements) is physically unique compared to other sites in the same zone. § 21.25.306(A).
  • The unique situation causes hardship that deprives the owner of a substantial right to use the property as others in the zone are used, and the variance will not grant a special privilege inconsistent with similarly zoned properties or the purpose of the zoning regulations. § 21.25.306(B).
  • The variance will not cause substantial adverse effects on the community. § 21.25.306(C).
  • In the Coastal Zone, the variance must carry out the Local Coastal Program and not interfere with coastal access (§ 21.25.306(D)).

Practical note: Long Beach treats variances as strictly remedial — you cannot use a variance to change permitted uses or increase residential density beyond that allowed in a zone. § 21.25.303(B).

When to use each tool (quick guide)

  • Need a few feet of setback relief on a non-coastal lot and the change is minor? Apply for a minor modification (ZA) — § 21.10.047.
  • Property is physically constrained (odd lot shape, topography) and strict standards make reasonable development impossible? Prepare a Standards Variance application and the substantial-evidence-based findings in § 21.25.306.
  • Requesting relief for a religious assembly use (RLUIPA issues)? The Code allows exceptions or waivers processed like an Administrative Use Permit with specific findings (see the religious-specific findings).
  • Seeking a reasonable accommodation for disability-related access or use rules? File under Division XIII of Chapter 21.25 (reasonable accommodation process; 30-day determination by Zoning Officer/Building Official).
  • If the matter is within a Planned Development (PD), review the PD ordinance first — PDs set their own development standards and may control when and how variances/exceptions are available; if silent, the ZA selects the closest standard. § 21.37.150.

District-by-district breakdown

Below are the primary zoning districts where variance/exception practice commonly arises in Long Beach. Each subsection states the district symbol used in Title 21, its Code purpose, typical uses, key dimensional standards (where the local Code gives them), and where the stated rules live.

(As always: verify parcel zoning and any PD/Special Plan overlays on the official zoning map. Table 30‑1 lists all district symbols (§ 21.30.010).)

R-1 (Single-family residential: R-1-S, R-1-M, R-1-T, R-1-N, R-1-L)

  • Purpose: promote desirable single-family living areas and preserve neighborhood character. (Chapter 21.31 sets R‑1 variations).
  • Typical permitted uses: one-family dwellings and permitted accessory uses (see Chapter 21.31).
  • Key dimensional standards: front/rear/side setbacks, lot coverage and minimum lot widths are set in Table 31‑2 and related subsections (examples: special shallow‑lot rules for R‑1‑S/R‑1‑M allow reduced rear setbacks; front‑yard averaging rules for R‑1‑S). § 21.31.215 and Table references.
  • Where it applies: citywide single‑family residential neighborhoods as mapped in the Use District Map. Verify specific subzone (R‑1‑S vs R‑1‑L) on the official map.

R-2 (Two-family / small multi-family: R-2-S, R-2-I, R-2-N, etc.)

  • Purpose: provide two‑family and small multi‑family housing forms while protecting neighborhood character. Chapter 21.31 governs density, open space, and setback exceptions.
  • Typical uses: duplexes, some accessory units where allowed, limited multifamily subject to density rules.
  • Key standards: Table 31‑2/Table 31‑6 density and spacing standards; special shallow-lot and front-yard averaging exceptions exist (§ 21.31.215).

R-3 / R-4 (Multi-family / higher density)

  • Purpose: medium- to high-density housing with rules to protect privacy, light, and open space. See Chapter 21.31 (R‑3/R‑4 zones).
  • Typical uses: multi‑family dwellings, subject to usable open space and parking requirements. § 21.31.230, Table references.
  • Key standards: privacy separation tables (Table 31‑6), usable open space standards (Table 31‑2A), and garage/parking siting rules (Table 31‑7). Variance findings still required for deviations.

CO / CCA / CCP / CNP (Commercial districts — e.g., CO (Office), CCA (Community Auto-Oriented), CCP (Community Pedestrian-Oriented), CNP (Neighborhood Pedestrian))

  • Purpose: create and preserve areas for commercial activity with specific characters (pedestrian vs auto oriented). See Chapter 21.32.
  • Typical uses: retail, offices, restaurants, mixed residential in some community districts — permitted and conditional uses listed in Chapter 21.32 tables.
  • Key standards: site plan review is typically required (see Division V of Chapter 21.25) and variances for commercial development standards (e.g., setbacks, signage) are processed per Division III. § 21.32.030 and related tables.

IL / IM / IG / IP (Industrial — Light, Medium, General, Port‑Related)

  • Purpose: accommodate industrial, manufacturing, storage, and port‑related activities while protecting adjacent uses. See Chapter 21.33.
  • Typical uses: warehousing, light manufacturing, distribution; outdoor storage rules vary by subdistrict. § 21.33.150 and Table 33‑4 (setbacks).
  • Key dimensional standards: Table 33‑4 sets front, side, and buffering yards; yards adjacent to residential districts carry wider setbacks (20–45 ft depending on industrial subtype). Variances to these standards require findings in Division III of Chapter 21.25.

PD / Planned Development districts (e.g., PD‑30 — Downtown)

  • Purpose: PDs are district‑specific zones adopted by ordinance; each PD carries its own use and development standards. See Chapter 21.37 (establishment, qualifying standards, and site plan review rules). § 21.37.150–170.
  • Typical uses and standards: vary by PD ordinance; when a PD is silent on a standard the Zoning Administrator determines the closest standard to apply. Variances/exceptions within PDs follow PD ordinance procedures; site plan review is required for most PD developments. § 21.37.150.

Quick reference table — most decision‑relevant variance/exception standards

Relief type When used Decision-maker Key required finding(s) Code reference
Standards Variance Relief from development standards (setbacks, lot coverage) where site is unique Zoning Administrator (appealable to Planning Commission) Site is physically unique; hardship deprives applicant of substantial right; no substantial adverse community effects; (coastal test in CZ) § 21.25.301–306
Minor modification Small deviations (non-Coastal Zone) — administrative Zoning Administrator Special reason/circumstance makes strict application impractical; conforms with spirit of the Title § 21.10.047
Religious exceptions / waivers Accommodate religious assembly to meet RLUIPA obligations Zoning Administrator or Planning Commission (processed like Admin Use Permit) No undue burden on City; no fundamental change to City laws; no alternatives; least restrictive means; denial would impose substantial burden on worship Religious waiver provisions (multiple district sections) — see example at § 21.33.* and § 21.25.*
Reasonable accommodation Requests tied to disability access and equal housing Zoning Officer / Building Official Must be necessary to ensure equal housing access; non-discriminatory conditions allowed § 21.25.1301–1309
Inclusionary housing waiver Waiver/adjustment where requirements would be unconstitutional takings City Council (concurrent with inclusionary plan) Applicant must present substantial evidence of unconstitutional taking; waiver limited to avoid unconstitutional result § 21.67.120

Checklist — what an applicant must prepare for a Standards Variance or Exception

  • Completed application and filing fee per § 21.21.201 and fee schedule.
  • Site plan and development drawings showing existing and proposed conditions and the exact standard(s) requested to be varied (setbacks, coverage, etc.). Verify Chapter 21.31 standards for residential zones or the applicable PD standards first.
  • Written narrative addressing each required finding (physical uniqueness, hardship, no substantial adverse effect, coastal LCP consistency if in the Coastal Zone). Cite substantial evidence (topography survey, photos, neighborhood context). § 21.25.306.
  • Mailing radius exhibits and the public notice materials required for hearings (see Table 21‑1 discretionary duties for notice requirements).
  • If the project implicates parking, include parking analysis consistent with Chapter 21.41; if in a PD or Overlay, supply PD‑specific submittals and design materials.
  • For religious assembly or other tailor-made waivers, include legal justification under RLUIPA or state/federal law if applicable and address the waiver findings set out in the relevant Code section.

Risks & Ambiguities

Issue Why it matters What to verify
Coastal Zone limitations Variances/minor modifications may be limited or require Coastal Permit; the Coastal LCP governs consistency Verify coastal boundary status, obtain LCP/Coastal Permit if required; see § 21.25.903 and Division IX.
Use vs. standards relief A variance cannot make a use permitted where it is otherwise prohibited (no relief to allow a forbidden use) Confirm whether you need a classification of use or conditional use permit instead of a standards variance; § 21.25.303(B).
PD ordinance silence Many PDs adopt bespoke development standards; a variance to a PD standard may follow different rules or be impossible if PD is restrictive Check the PD ordinance for the parcel (PD map and PD ordinance text); § 21.37.150.
Multiple overlapping overlays Overlays (Height Limit HL, High-Rise HR, Horse Overlay, etc.) may add standards or restrict relief options Verify all map overlays that apply (see Chapters 21.38–21.40) and whether overlay rules override ZA discretion.
Religious use waivers: RLUIPA Federal protections require narrow balancing and compelling-interest findings in some cases If invoking RLUIPA, include legal analysis and follow the Code's required findings for religious exceptions. § 21.33.* / § 21.25.* (religious waiver language)
ADUs and State law interplay State ADU law constrains local ADU denial grounds; local variance practice cannot contradict state ADU provisions For ADU work, confirm the interplay with State ADU law and local ADU rules; see ADU chapter and State code. Verify with the City. Not found in retrieved materials for specific crosswalk; see State links.

Plain-English Summary

If your Long Beach project needs to bend a rule (like a setback or lot‑coverage limit), the first step is to see whether the Zoning Administrator can grant a small, administrative change; if not, you must apply for a standards variance and prove the lot is physically unique, you’d suffer a real hardship otherwise, and nearby neighbors won’t be substantially harmed. Different rules and findings apply for religious uses, affordable‑housing inclusionary waivers, and reasonable accommodations for disabilities — each has its own Code section and process. See the specific Code sections cited below and verify parcel overlays and coastal status before filing.

Source References

(Primary Long Beach Municipal Code excerpts used in this page; all citations refer to Title 21 Zoning Regulations as retrieved)

  • Standards variance purpose, applicability, jurisdiction, and required findings — § 21.25.301, § 21.25.303, § 21.25.305, § 21.25.306.
  • Minor modification (administrative) — § 21.10.047.
  • Discretionary review responsibilities / hearing bodies (Table 21‑1) — § 21.21.201 and Table 21‑1.
  • Special setback line procedures and variance to special setbacks — §§ 21.25.802–21.25.807.
  • Reasonable accommodation (disability) — §§ 21.25.1301–1309.
  • Religious assembly exceptions/waivers (findings & process) — district chapters and specific use sections that incorporate RLUIPA accommodations (examples in Chapter 21.33 and Chapter 21.25).
  • Inclusionary housing waiver/adjustment — § 21.67.120 (waiver/adjustment/reduction procedure and findings).
  • Industrial district setbacks and rules — Chapter 21.33, Table 33‑4 and § 21.33.150.
  • Planned Development district procedures and PD‑specific standards — Chapter 21.37, §§ 21.37.130–170.
  • District list and residential district chapters — Chapter 21.30 (Table 30‑1 lists R‑1/R‑2/R‑3 etc.) and Chapter 21.31 (residential standards: setbacks, lot coverage, open space, privacy tables).

Other internal resources you may consult while preparing an application (internal site pages referenced in this writeup):

Sources

Retrieved passages

  • Long Beach Zoning Code (Chapter may) High relevance
  • Long Beach Zoning Code (Chapter 21.41.) High relevance
  • Long Beach Zoning Code (§ 30) High relevance
  • Long Beach Zoning Code (Chapter and) High relevance
  • Long Beach Zoning Code (§ 1) Medium relevance
  • Long Beach Zoning Code (§ 2) Medium relevance
  • Long Beach Zoning Code (§ 1) Medium relevance
  • Long Beach Zoning Code (Chapter 14.08) Medium relevance
  • Long Beach Zoning Code (Chapter 21.25) High relevance
  • Long Beach Zoning Code (Chapter 20.08.) Medium relevance
  • Long Beach Zoning Code (Chapter 21.54) Medium relevance
  • CBC § 66321 (§ 66321) Medium relevance
  • Long Beach Zoning Code (Title 21) Medium relevance
  • Long Beach Zoning Code (§ 1) Medium relevance
  • Long Beach Zoning Code (§ 7) Medium relevance
  • Long Beach Zoning Code (Section 21.31.215) Medium relevance
  • Long Beach Zoning Code (§ 31) Medium relevance
  • Long Beach Zoning Code (§ 4) Medium relevance
  • Long Beach Zoning Code (Section 21.42.040) Medium relevance
  • Long Beach Zoning Code (§ 6) Medium relevance
  • Long Beach Zoning Code (§ 1) Medium relevance
  • CBC § 65915 (Chapter at) Medium relevance

Cited sections

Frequently asked questions

What is the difference between a Long Beach "minor modification" and a standards variance?

A minor modification is an administrative, limited adjustment the Zoning Administrator can grant when a special reason makes strict application impractical and the project is outside the Coastal Zone; it uses a smaller fee and a simpler process (§ 21.10.047). A standards variance is a formal discretionary relief from development standards (setbacks, coverage, yards) requiring the full findings (physical uniqueness, hardship, no substantial adverse community effects) in Division III of Chapter 21.25 and is appealable.

Who decides a variance in Long Beach and can I appeal?

The Zoning Administrator usually decides standards variances (may approve, conditionally approve, or deny); ZA decisions may be appealed to the Planning Commission. The ZA may refer a variance to the Planning Commission from the outset. § 21.25.305 and Table 21‑1 describe hearing responsibilities and appeal routes.

What findings must I prove to get a variance for a setback in Long Beach?

You must show: (A) the site or improvements are physically unique compared to other sites in the same zone; (B) the uniqueness causes a hardship depriving you of a substantial right to use your property as others in the zone are used and the variance will not grant an inconsistent special privilege; and (C) the variance will not cause substantial adverse effects on the community. In the Coastal Zone an additional LCP consistency test applies. § 21.25.306.

Can I get an exception or waiver for a religious assembly under RLUIPA in Long Beach?

Yes — Long Beach’s Code provides a procedure to request exceptions/waivers to accommodate religious assembly, processed like an Administrative Use Permit. The Code lists specific findings (no undue burden on the City, no fundamental alteration of City laws, lack of alternatives, least restrictive means, and whether denial would impose a substantial burden on worship). See the religious waiver language in the applicable use chapter and the administrative permit divisions.

Are variances allowed inside Planned Development (PD) districts in Long Beach?

PD districts adopt their own development and design standards by ordinance. If a PD is silent on a standard, the Zoning Administrator determines which standard closest to the PD’s intent applies. Site plan review is required for PD proposals and PDs often include their own variance/approval rules. Always check the specific PD ordinance (for example, PD‑30 Downtown) before assuming a standard variance process applies. § 21.37.150–160.

Does Long Beach offer relief for disabled residents seeking zoning accommodations?

Yes. Chapter 21.25, Division XIII (Reasonable Accommodation) contains a procedure for disability‑related zoning accommodations. The Zoning Officer or Building Official issues a written determination within 30 days of a completed application and may grant, grant with nondiscriminatory conditions, or deny. § 21.25.1301–1309.

If my lot is a shallow or "key" lot in an R‑1 or R‑2 district, are there special setback rules?

Yes. Chapter 21.31 includes rules for through lots, key lots, and shallow lots; front‑yard averaging in certain R‑1/R‑2 subzones and reduced rear setbacks for shallow lots are explicitly permitted in those subsections (see § 21.31.215 and associated notes). A variance may still be required in unusual cases.

Will the Zoning Administrator grant parking reductions or exemptions as part of a variance?

Parking is governed by Chapter 21.41. Some exceptions are available (and the Site Plan Review/variance bodies may consider parking waivers in certain contexts), but parking relief must be justified and is treated separately from development‑standard variances. If your request affects parking minima, include a parking study and show how chapters 21.41 and the applicable district objectives are met.

Can I request a variance that would increase permitted residential density?

No. The standards variance procedure is specifically for relief from development standards; it does not apply where the proposed residential density exceeds the maximum permitted in the zone (see § 21.25.303(B)). Density increases normally require discretionary entitlements like rezoning or density bonus mechanisms.

What is required if my variance request involves parkway paving or right-of-way improvements?

Parkway paving exceptions are called out in the parkway landscaping rules and may be permitted only in limited circumstances (see Chapter 21.42 and parkway exceptions). Parkway paving tied to a development may require a standards variance (sometimes charged at a "mini‑variance" fee) and a street improvement permit from Public Works. See § 21.42 and § 21.47.040 (relief from street improvement requirements via standards variance). ---

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