Permitted and Prohibited Uses in the Long Beach IP: Port-related Industrial District
The IP: Port-related Industrial District in Long Beach is primarily reserved for maritime-dependent operations, federal shipyard uses, and water-oriented commercial or recreational facilities that must remain consistent with the Port Master Plan. While port-dependent businesses and oil production are permitted by right, most general retail, professional offices, and traditional inland manufacturing uses are strictly prohibited within this specialized zone. Development within the IP: Port-related Industrial District is exempt from standard industrial lot size and coverage requirements but is subject to a maximum building height of 65 feet.
Overview of the IP: Port-related Industrial District
The IP: Port-related Industrial District is defined as an "industrial sanctuary" specifically for maritime industry and marine resources. Every use established within this district in Long Beach must be consistent with the certified Port Master Plan [Section 21.33.020.D]. Because of its specialized nature, many uses permitted in other industrial zones (like Light or General Industrial) are prohibited here to protect the operational integrity of the port [Section 21.33.010].
Allowed and Conditionally Allowed Uses
The following table outlines the uses allowed in the Long Beach IP: Port-related Industrial District. Uses are categorized as Permitted (Y), requiring an Administrative Use Permit (AP), requiring a Conditional Use Permit (C), or permitted as a Temporary Use (T).
| Use Category | Permission Level | Specific Requirements / Notes |
|---|---|---|
| Port-Dependent & Support Businesses | Y | Includes ship building/repair, towboat/salvage, bunker barge loading, marine research, and Coast Guard operations [Table 33-2, 10]. |
| Federal Uses | Y | Includes shipyards, drydock operations, and Navy Base support [Table 33-2, 10]. |
| Oil and Gas Production | Y | Includes tankage, processing, drilling, and water injection [Table 33-2, 10]. |
| Commercial/Recreational Facilities | Y | Must be water-oriented; includes marinas, boat sales, charter operations, and tourist attractions like the Queen Mary [Table 33-2, 10]. |
| Utilities | Y | Includes installations and rights-of-way, such as the SCE station on Terminal Island [Table 33-2, 10]. |
| Recycling Containers | Y | Permitted as an accessory use for cans, bottles, and similar items [Table 33-2, 12.1]. |
| Urban Agriculture | AP | Must meet standards outlined in Section 21.52.260 [Table 33-2, 1.1]. |
| Caretaker's Quarters | AP | Permitted only in conjunction with a permitted nonresidential use [Table 33-2, 14.1]. |
| Safe Parking Site | A | Permitted as an accessory use for existing institutional sites where all lots are owned/operated by the same entity [Table 33-2, 9.2]. |
| Helipads | C | Requires a Conditional Use Permit [Table 33-2, 5.4]. |
| Wireless Telecommunications | C | Subject to the requirements of Chapter 21.56 [Section 21.56.030]. |
| Construction Trailer | T | Permitted during the period of construction [Table 33-2, 14.8]. |
| Temporary Activating Use | T | Subject to the provisions of Section 21.53.115 [Table 33-2, 16]. |
Prohibited Uses
In Long Beach, any use not specifically identified as permitted or conditionally permitted in the IP: Port-related Industrial District is prohibited [Section 21.33.070]. The following uses are explicitly listed as prohibited (N) in the code:
- Adult-Use Cannabis: All categories of cannabis businesses are prohibited in the IP: Port-related Industrial District [Table 33-2, 10].
- General Manufacturing: Most manufacturing not directly related to port activity (SIC codes 20-36, 38-39) is prohibited [Table 33-2, 3 & 4].
- Residential Uses: All residential development, including single-family and multi-family housing, is prohibited, with the sole exception of caretaker quarters [Table 33-2, 14.1].
- General Retail and Services: Standard retail trade, department stores, and professional offices are prohibited as they are intended for commercial or light industrial zones [Table 33-2, 7 & 9].
- Specific Prohibited Facilities:
- Emergency Shelters [Table 33-2, 9.1].
- Hospitals and Medical Centers [Table 33-2, 21].
- Schools and Vocational Training [Table 33-2, 39 & 40].
- Traditional Amusement/Entertainment (Movie theaters, nightclubs, etc.) [Table 33-2, 13.2 & 13.3].
Development Standards
Development in the IP: Port-related Industrial District is subject to the following technical standards:
| Standard | Requirement |
|---|---|
| Minimum Lot Size | No Restriction [Table 33-3] |
| Maximum Lot Coverage | No Restriction [Table 33-3] |
| Maximum Building Height | 65 Feet [Table 33-3] |
| Front Yard Setback (Minor Arterial) | 10 Feet [Table 33-4] |
| Front Yard Setback (Local Street) | 0 Feet [Table 33-4] |
| Yard Abutting Alley | 10 Feet from centerline [Table 33-4] |
| Yard Abutting Nonresidential District | 0 Feet [Table 33-4] |
Sections Cited
- Section 21.33.010 - Purpose (Industrial Districts)
- Section 21.33.020 - Districts Established
- Section 21.33.070 - Prohibited Uses
- Section 21.33.110 - Minimum Lot Size
- Section 21.33.130 - Maximum Building and Structure Height
- Section 21.33.140 - Setbacks and Yards
- Section 21.53.115 - Temporary Activating Uses
- Section 21.56.030 - Permit Requirements for Wireless Telecommunications
- Table 33-2 - Uses in Industrial Districts
- Table 33-3 - General Development Standards (Industrial)
- Table 33-4 - Minimum Required Setbacks/Yards Areas