Can You Open a Restaurant in Long Beach?
Verified from Long Beach Municipal Code
Yes — restaurants are permitted in virtually every commercial, industrial, and mixed-use zone in Long Beach. The city has one of the most restaurant-friendly zoning frameworks in LA County, with broad by-right permissions and a parking exemption near transit that eliminates one of the biggest barriers to opening.
Quick answer
✅Permitted by right (Y) in all 9 commercial zones, all 4 industrial zones, and all mixed-use zones
🅿️No minimum parking within ½ mile of transit (AB 2097 Parking Exempt Area)
🏗️Adaptive reuse: no additional parking for conversions in existing buildings
📋Dual code system — Title 21 (original) + Title 22 (Transitional, 2020)
🍽️Ready-to-eat restaurants: 4 spaces per 1,000 sf outside transit zone
🪑Full-service/dinner restaurants: 10 spaces per 1,000 sf outside transit zone
Where restaurants are allowed
Under Title 21, restaurants are explicitly listed as a permitted use (Y) in Table 32-1 for all 9 commercial zone classifications and in Table 33-2 for all industrial zones. Under Title 22 (Transitional), restaurants are permitted in all mixed-use zones (MU-1, MU-2, MU-3), residential mixed-use zones (RMU-3, RMU-4), and neo-industrial zones (NI-1, NI-2). Even multi-family residential zones (MFR-L, MFR-M) allow restaurants with approval up to 3,000 sq ft.
| Zone | Status |
|---|---|
| CNP/CNA/CNR (Neighborhood Commercial) | ✅ By right |
| CCA/CCP/CCR/CCN (Community Commercial) | ✅ By right |
| CHW (Highway Commercial) | ✅ By right |
| CS (Commercial Service) | ✅ By right |
| IL/IM/IG (Industrial) | ✅ By right |
| IP (Port-Related Industrial) | ✅ By right |
| MU-1/MU-2/MU-3 (Title 22 Mixed-Use) | ✅ By right |
| RMU-3/RMU-4 (Residential Mixed-Use) | ✅ By right |
| NI-1/NI-2 (Neo-Industrial) | ✅ By right |
| C3 (Title 22 Commercial) | ✅ By right |
| MFR-L/MFR-M (Multi-Family Residential) | ⚠️ AP/Y ≤3,000 sf |
| R-1 through R-4 (Single/Multi-Family) | ❌ Not allowed |
The parking advantage
Long Beach's AB 2097 Parking Exempt Area is one of the biggest advantages for restaurant operators. Within half a mile of a major transit stop, no minimum parking is required for any land use. Long Beach has extensive Metro A Line (Blue Line) service, making large swaths of the city transit-adjacent.
Parking rates (outside transit zone only)
| Restaurant Type | Required |
|---|---|
| Retail / ready-to-eat | 4 / 1,000 sf |
| Full-service / dinner | 10 / 1,000 sf |
| Office (for commercial kitchens) | 4 / 1,000 sf (up to 20K), 2 / 1,000 sf after |
| Change of use in 10+ year building | No new parking required |
The "10-year building" rule is critical. If you're moving into an existing commercial building that's at least 10 years old, no additional parking is required for a change of use. Combined with the transit exemption, most restaurant operators in Long Beach will owe zero parking.
Adaptive reuse
Long Beach has a strong adaptive reuse program for converting existing buildings to new uses. For adaptive reuse projects, there are no density limits, no FAR restrictions, and no additional parking requirements for conversions. This makes it exceptionally favorable for converting older commercial or industrial buildings into restaurant spaces — especially in the Arts District and Downtown corridors.
Understanding the dual code system
Long Beach has two parallel zoning codes. Title 21 is the original code covering most of the city. Title 22 (adopted 2020) applies to specific "PlaceType" areas and introduces mixed-use zones like MU-1, MU-2, MU-3, and neo-industrial zones NI-1 and NI-2. Both codes allow restaurants broadly, but the development standards differ — Title 22 zones tend to have more modern form-based standards.
When evaluating a specific parcel, first determine which code applies. If the parcel is in a Title 22 PlaceType area, Title 22 standards govern. Otherwise, Title 21 applies.
Costs
Typical city-side costs
Business license: $150–$500
Health department permits: $1,000–$5,000
Building/TI permits: $2,000–$15,000+
ABC license (alcohol): $12,000–$15,000 (Type 41/47)
CUP (if needed — rare for restaurants): $5,000–$15,000
Common mistakes
The dual code system is the primary source of confusion. Operators sometimes apply Title 21 parking rates to a parcel that's actually governed by Title 22, or vice versa. The second mistake is not checking the Parking Exempt Area map — many operators assume they need parking when their site actually qualifies for zero. Third, Long Beach has 30+ Planned Development Districts and 4 Specific Plans that can override base zone standards — always check if your parcel falls within one.
Find out exactly where you can open
Zoning varies parcel by parcel. Get the full breakdown for Long Beach — zones, permits, fees, and timelines.
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