Guide to the IP: Port-related Industrial District in Long Beach
The IP: Port-related Industrial district in Long Beach is dedicated to maritime industry and water-dependent activities, featuring a maximum building height of 65 feet and no minimum lot size requirements. All developments within the IP: Port-related Industrial district must maintain consistency with the Port Master Plan and are mandatory subjects of Harbor Department review [Section 21.33.020, 21.33.045].
Purpose and General Character
The IP: Port-related Industrial district is established by the City of Long Beach to preserve and enhance areas for a broad range of industrial and manufacturing uses specifically tied to maritime operations. The general character of the district is defined by its orientation toward marine resources, providing space for port-related facilities, water-dependent commercial uses, and recreational facilities that serve the general public [Section 21.33.010, 21.33.020].
Unlike other industrial zones in Long Beach, the IP: Port-related Industrial district operates under the specialized jurisdiction of the Port Master Plan. This requires that every new use or construction project be evaluated for its role in the maritime economy and its impact on the shoreline [Section 21.33.020].
Permitted Land Uses
Land uses in the IP: Port-related Industrial district are categorized primarily by their relationship to the port and water access. The Long Beach Municipal Code classifies these into several primary groups:
Port-Dependent and Support Businesses
These are the primary permitted uses (Y) and include:
- Ancillary Port Facilities: Ship building and repair, towboat and salvage operations, bunker barge loading, and oil spill cleanup [Section 21.33.060].
- Maritime Research: Marine-oriented research and Coast Guard operations.
- Federal Use: Shipyard and drydock operations, and Navy Base support.
- Oil and Gas Production: Including tankage, processing, and water injection [Section 21.33.060, Table 33-2].
Commercial and Recreational Facilities
Water-oriented commercial uses are permitted, provided they are consistent with the Port Master Plan:
- Tourist Attractions: The Queen Mary and related facilities, curio shops, and museums [Section 21.33.060].
- Public Recreation: Water-oriented parks, sightseeing, sportfishing, and marinas.
- Support Services: Restaurants, hotels, and tackle shops intended to serve port users and tourists [Table 33-2].
Prohibited Uses
The IP: Port-related Industrial district prohibits general manufacturing and residential uses that are not directly supportive of maritime activities. Specifically, general manufacturing (SIC code 20-39) and personal storage facilities are not allowed [Table 33-2].
Development Standards
The City of Long Beach imposes specific physical requirements for structures within the IP: Port-related Industrial district to ensure industrial efficiency and compatibility with the waterfront.
| Standard | Requirement |
|---|---|
| Minimum Lot Size | No restriction |
| Maximum Lot Coverage | No restriction |
| Maximum Building Height | 65 feet |
| Maximum Non-Building Structure Height | No restriction |
| Front Street Setback | 10 feet |
| Side Street Setback | 10 feet |
| Yard Abutting Alleys | 10 feet from centerline |
| Yard Abutting Residential District | No restriction |
| Yard Abutting Nonresidential District | 0 feet |
[Source: Table 33-3, Table 33-4]
Parking and Loading Requirements
Parking standards in the IP: Port-related Industrial district are based on the specific type of use and the Gross Floor Area (GFA) of the facility.
| Type of Use | Required Number of Spaces |
|---|---|
| Warehouse/Airplane Hanger | 1 per 1,000 GFA |
| Wholesale Sales and Distribution | 3 per 1,000 GFA |
| Research Laboratories | 3 per 1,000 SF-GFA |
| Service/Storage Yards | 1 per 5,000 sq. ft. of yard area |
| Office Space (within industrial use) | Varies (see section 21.33.170) |
[Source: Table 33-2, Table 41-1C]
Special Regulations and Review
The IP: Port-related Industrial district has unique administrative requirements due to its location:
- Harbor Department Review: All projects proposed on property located in the IP district must be reviewed by the Harbor Department pursuant to Section 18.04.040 of the Long Beach Municipal Code [Section 21.33.045].
- Coastal Zone Requirements: Properties in the IP: Port-related Industrial district are typically within the Coastal Zone and are subject to Local Coastal Development Permit requirements [Section 21.25.903].
- Outdoor Storage: Storage of transport containers (truck, train, or marine vessel) is permitted anywhere on a lot, provided it does not interfere with a required corner cutoff area. Screening must be approved by the Harbor Department [Section 21.33.150].
Sections Cited
- Section 21.25.903 - Permit required
- Section 21.33.010 - Purpose
- Section 21.33.020 - Districts established
- Section 21.33.045 - Harbor Department review in IP district
- Section 21.33.060 - Permitted uses
- Section 21.33.150 - Outdoor storage and activities
- Section 21.33.170 - Accessory office space in industrial buildings
- Table 33-2 - Uses in Industrial Districts
- Table 33-3 - General Development Standards
- Table 33-4 - Minimum Required Setbacks/Yards Areas
- Table 41-1C - Required Number of Parking Spaces