Building Height Measurement and Calculation in the City of Long Beach
Under the Long Beach Municipal Code, building height is determined by measuring the vertical distance from the established grade to either the midpoint of a sloped roof or the highest point of a flat roof's parapet or railing. The City of Long Beach defines the reference grade as the average elevation at the front top of the curbline, though this calculation adjusts for properties with significant rear elevation changes or those situated within designated flood hazard zones. While specific height limits vary by zoning district, certain architectural features like chimneys and rooftop mechanical equipment are permitted to exceed these limits by set distances [Section 21.15.1190, Section 21.15.1330].
Measurement Methodologies
The Long Beach Municipal Code applies different measurement standards based on the structural design of the roof. Height is measured as the vertical distance above "grade" as defined in Section 21.15.1190.
Sloped Roofs
For buildings in the City of Long Beach with sloped roofs (including shed, hip, gable, gambrel, mansard, or curved designs), the height is calculated to the midpoint height of the highest sloped roof [Section 21.15.1330.A]. The "height to midpoint" is specifically the middle of the distance between the top of the ridge lines and the bottom of the ceiling of the highest story or mezzanine [Section 21.15.1335].
Flat Roofs
For buildings with flat roofs, the City of Long Beach measures height to the top of the railing, parapet, or coping, whichever is highest [Section 21.15.1330.B].
Stepped or Terraced Buildings
The height of a stepped or terraced building is determined by the maximum height of any individual segment of the building. Furthermore, the height of any dormer is considered the height of a separate roof, and the highest roof segment is utilized to determine compliance with City of Long Beach height limits [Section 21.15.1330.C].
Determining the Reference Grade
The "Grade" serves as the base point for all height calculations within the City of Long Beach and is defined as follows:
| Condition | Calculation Method |
|---|---|
| Standard Lot | The average elevation at the front top of the curbline. |
| Variable Elevation | If the average elevation of the rear property line differs from the front top of the curb by five feet (5') or more, grade is the plane connecting the average front and rear elevations. |
| Flood Hazard Areas | Grade is the elevation at the flood hazard level or the standard grade calculation, whichever is higher. |
[Section 21.15.1190]
Height Limit Exceptions and Exclusions
The Long Beach Municipal Code allows specific structures and equipment to exceed the established height limits of a zoning district under certain conditions:
- Chimneys and Vent Pipes: May exceed the height limit by two feet (2') [Section 21.31.220.B.1].
- Flagpoles: If placed on a roof, they may exceed the building height by ten feet (10'). If placed on the ground, they shall not exceed sixty feet (60') [Section 21.31.220.B.2].
- R-4 Zone Rooftop Elements: In R-4 residential zones, rooftop stair/elevator enclosures, HVAC equipment, and safety rails may extend up to ten feet (10') above the building height [Section 21.31.220.B.5].
- Commercial Exclusions: Elevator and mechanical equipment penthouses are generally not included in the height measurement for commercial buildings in the City of Long Beach [Section 21.15.1330.E].
District-Specific Height Standards
The City of Long Beach establishes maximum height limits based on the specific zoning district. Below are the standards for various primary districts.
Residential District Heights
| District | Maximum Height |
|---|---|
| R-1-S | 24 ft. / 28 ft. |
| R-1-M, R-1-N, R-1-L, R-1-T | 25 ft. / 2 stories |
| R-2-N, R-2-A | 25 ft. / 2 stories |
| R-2-I | 32 ft. / 35 ft. (3 stories) |
| R-3-S, R-3-4 | 25 ft. / 2 stories |
| R-4-N | 38 ft. / 3 stories |
| R-4-U | 65 ft. / 5 stories |
[Table 31-2A]
Commercial and Institutional Heights
| District | Maximum Height Standard |
|---|---|
| CNP, CNA, CNR | 28 feet / 2 stories |
| CO | 40 feet |
| CH | 40 feet |
| CT | 60 feet |
| CCN | 38 feet / 3 stories |
| Institutional (I) | 30', or 1' for each 2' of distance from an abutting residential district (whichever is greater) |
[Table 32-2, Table 32-2A, Table 34-2]
High-Rise Overlay District (HR)
In the High-Rise Overlay District, height is indicated on the zoning map by the overlay designation followed by the feet and stories allowed (e.g., "HR-60/6" indicates a 60-foot, 6-story limit). For buildings over 45 feet, the City of Long Beach requires specific yard setbacks calculated as 1/5 of the building height [Section 21.39.020, Table 39-1].
Sections Cited
- Section 21.15.1190 - Grade
- Section 21.15.1330 - Height of building
- Section 21.15.1335 - Height to midpoint of sloped roof
- Section 21.31.220 - Height limits
- Table 31-2A - Residential Development Standards
- Table 31-3A - R-4-H Height Incentive
- Table 32-2 - Commercial Development Standards
- Table 32-2A - Commercial Development Standards
- Table 34-2 - Development Standards (Institutional)
- Section 21.39.020 - Building height restrictions (High-Rise Overlay)
- Table 39-1 - High-Rise Yard Requirements
- Section 21.40.020 - Building height restrictions (Height Limit Overlay)