Long Beach (HR) High-Rise Overlay District Standards
The (HR) High-Rise Overlay modifies base zoning standards in the Long Beach Municipal Code by establishing specific building height and story limits as designated on the official zoning map. For buildings exceeding 45 feet in height, the overlay triggers increased requirements for minimum lot size (20,000 square feet), mandates landscape buffers on all four sides, and implements a sliding scale for yard setbacks based on total building height [Section 21.39.220].
Purpose and Applicability
The (HR) High-Rise Overlay District is established by the Long Beach Municipal Code to allow taller buildings to be located outside of the downtown area. This overlay must be used in conjunction with a base district. According to the Long Beach Municipal Code, the overlay is only appropriate for use within the following base districts:
- Commercial Office (CO)
- Commercial Corridor (CC) — Note: Reclassified as CCA per Section 21.32.040
- Commercial Tourist (CT)
- Commercial Storage (CS)
- Institutional (I) [Section 21.39.030]
Modifications to Building Height
The primary modification introduced by the (HR) High-Rise Overlay is the adjustment of maximum height limits. These limits are indicated on the zoning map by the (HR) designation followed by numbers representing the maximum height in feet and the maximum number of stories (e.g., "CO (HR-60/6)" for 60 feet and 6 stories). If no specific numbers are provided on the map, the height and story limits are determined and specified during the mandatory site plan review process [Section 21.39.020].
Minimum Lot Standards
When a developer proposes a building within the High-Rise Overlay that exceeds forty-five feet (45') in height, the Long Beach Municipal Code imposes stricter lot requirements than the underlying base zone:
| Standard | Requirement for Buildings > 45' |
|---|---|
| Minimum Lot Size | 20,000 square feet |
| Minimum Lot Dimension | 135 feet in any direction |
| Landscape Buffer | Required on all four (4) sides of the building |
[Section 21.39.220]
Modifications to Yard Setbacks
The High-Rise Overlay modifies yard requirements based on the height of the proposed structure. As the building height increases, the required setbacks from residential districts also increase to mitigate the impact of the larger mass [Section 21.39.220].
Table 39-1: High-Rise Yard Requirements
| Yard Type | Required Setback |
|---|---|
| 1. Yards abutting a street | 20 feet (a) |
| 2. Yards abutting residential district (b) | |
| a. If building height ≤ 45 feet | Same as underlying base district |
| b. If building height > 45 feet | 1/5 of the building height (total setback not to exceed 15% of lot width or depth) |
| 3. Yards abutting nonresidential district | Same as underlying base district |
(a) An average setback may be allowed through Site Plan Review if no building encroaches more than 10 feet into the required setback. No portion of a building set back more than 30 feet may contribute to the average calculation. (b) Includes residential districts located across an alley. [Table 39-1]
Residential Density Enhancements
In instances where the (HR) High-Rise Overlay is applied to a base district that permits residential uses, the Long Beach Municipal Code allows for a density increase. Any building containing primarily residential uses within the overlay is permitted to utilize the residential density standards of the R-4-H (Dense Multiple Residential, High-Rise) zone [Section 21.39.230].
Operational and Design Modifications
The Long Beach Municipal Code subjects properties in the (HR) High-Rise Overlay to additional design scrutiny, particularly regarding rooftop elements:
- Mechanical Equipment Screening: In the (HR) High-Rise Overlay, all rooftop-mounted equipment (including solar collectors, vents, and air conditioning) must be screened from public view at grade and from higher buildings within the zone [Section 21.32.225].
- Electronic Message Center Signs (EMCS): For freeway-oriented electronic signs within the overlay, the maximum height is capped at 40 feet. If the freeway elevation is higher than the sign base, the height is measured from the grade of the nearest freeway lane [Section 21.44.840].
Sections Cited
- Section 21.30.040 - District boundary determination
- Section 21.32.040 - Reclassification of district
- Section 21.32.225 - Screening required
- Section 21.39.010 - Purpose
- Section 21.39.020 - Building height restrictions
- Section 21.39.030 - Applicable districts
- Section 21.39.220 - High-rise restrictions
- Section 21.39.230 - Residential use
- Section 21.44.840 - Height, area, projection, and clearance requirements