R-2-S: Two-Family Residential, Small Lot Zoning in Long Beach
The R-2-S District in Long Beach is a residential zone designed to accommodate two-family dwellings on small lots, typically within high open-space amenity areas of the Coastal Zone [Section 21.31.020.F]. Standard development within the R-2-S District allows for a maximum of two units per lot, provided the lot meets a minimum size of 4,800 square feet and maintains a floor area ratio (FAR) of 1.3 [Table 31-2A].
Allowed and Conditionally Allowed Uses
The R-2-S District primarily supports low-density residential housing and specific community-oriented uses.
Permitted Principal Uses
The following uses are permitted by right in the R-2-S District of the City of Long Beach:
- Residential: Detached single-family dwellings, attached single-family dwellings, and modular or manufactured housing units placed on permanent foundations [Table 31-1].
- Two-Family Housing: Duplexes are permitted, but are subject to a significant restriction: if the site cannot provide four independently accessible parking spaces, one of the units is limited to a maximum of 450 square feet as a zero-bedroom unit [Table 31-1, Note b].
- Special Residential: Group homes serving six or fewer persons, as well as transitional and supportive housing [Table 31-1].
- Parks: Passive parks [Table 31-1].
Accessory and Temporary Uses
These uses are permitted in the R-2-S District when secondary to a primary residence or for a limited duration:
- Accessory Dwelling Units (ADUs): Both Limited and Conforming ADUs are allowed on lots with an existing single-family dwelling [Section 21.51.276].
- Home-Based Activity: Home occupations [Section 21.51.235], room rentals [Section 21.51.270], and small or large family child daycare homes [Section 21.51.230].
- Storage and Parking: Storage of chattel, vehicle parking and storage, and safe parking sites [Table 31-1].
- Temporary Uses: Carnivals and fiestas (limited to 10 days), construction trailers, and temporary activating uses on vacant lots [Section 21.53.115].
Conditionally or Administratively Permitted Uses
The following uses require specific review and approval (Conditional Use Permit or Administrative Use Permit) in Long Beach:
- Community Facilities: Daycare centers for 15 or more persons, recreational parks, and urban agriculture [Table 31-1].
- Special Projects: Use of residential historic landmark buildings for specific professional services, and wireless telecommunications facilities [Table 31-1].
- Other: Mobile home parks (regarding unsold spaces) and courtesy parking for nonresidential uses [Table 31-1].
Prohibited Uses
The City of Long Beach expressly prohibits the following uses in the R-2-S District:
- High-Density Residential: Three-family dwellings, four-family dwellings, multi-family projects (5+ units), and townhouses [Table 31-1].
- Commercial: Office commercial, retail commercial, restaurants, and bed and breakfast inns [Table 31-1].
- Institutional: Churches, private elementary or secondary schools, vocational schools, and emergency shelters [Table 31-1].
- Industrial: Electrical distribution stations and general industrial activities [Table 31-1].
- Community: Community gardens and sandwiched lot developments [Table 31-1].
Development and Technical Standards
All structures in the R-2-S District must adhere to specific spatial and density requirements.
Site Development Standards
| Standard | Requirement |
|---|---|
| Max Units Per Lot | 2 |
| Lot Area Per Unit | 1,200 sq. ft. |
| Minimum Lot Area | 4,800 sq. ft. |
| Minimum Lot Width | 40 ft. |
| Minimum Front Setback | 15 ft. (Average setback may apply) |
| Minimum Side Setback | 3 ft. |
| Minimum Rear Setback | 10 ft. |
| Maximum Building Height | 24 ft. / 28 ft. (for access stairs), 2 stories |
| Floor Area Ratio (FAR) | 1.3 |
| Minimum Usable Open Space | 2% of lot area per unit |
Off-Street Parking Requirements
Because the R-2-S District is primarily located in the Coastal Zone, specific parking ratios apply to ensure neighborhood circulation.
| Unit Type | Required Parking (Coastal Zone) |
|---|---|
| 0 Bedrooms (up to 450 sq. ft.) | 1.00 space per unit |
| 1 or More Bedrooms | 2.00 spaces per unit |
| 2 or More Bedrooms | 2.00 spaces per unit |
| Guest Parking | 1 space per 4 units |
Sections Cited
- Section 21.15.020 - Rules of Construction
- Section 21.15.2720 - Definition of Promotional Activity Sign
- Section 21.31.020 - Districts Established
- Section 21.31.230 - Usable Open Space
- Section 21.31.245 - Accessory Structures (Garages)
- Section 21.41.216 - Parking—Required Number of Spaces
- Section 21.51.230 - Childcare
- Section 21.51.235 - Home Occupations
- Section 21.51.276 - Accessory Dwelling Units
- Section 21.53.115 - Temporary Activating Uses
- Table 31-1 - Uses in Residential Zones
- Table 31-2A - Residential Development Standards
- Table 41-1A - Required Number of Parking Spaces for Residential Uses