Newport Beach, California Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 34 districts.
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What's in the Newport Beach dataset
Every field below is available for any Newport Beach parcel, on the map and through the AI.
Zoning
- District code & full name
- Parcel boundary & APN
- All 34 districts mapped
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
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Where uses are permitted in Newport Beach
Share of Newport Beach's zoned land where each use is permitted.
- Single-family
- 18.28%
- Multi-family
- 2.25%
- ADU
- 18.47%
- Two-family
- 5.02%
- Retail
- 21.07%
- Eating & drinking
- 3.22%
- Office
- 3.22%
- Hotel / motel
- 2.96%
- Industrial
- 1.00%
- Storage & warehouses
- 13.03%
- Short-term rental
- 4.59%
Newport Beach, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Category | Area | Details |
|---|---|---|---|
CC Commercial Corridor | - | 20.8 ac | Standards & uses → |
CG Commercial General | - | 51.7 ac | Standards & uses → |
CM Commercial Recreational And Marine | - | 10.4 ac | Standards & uses → |
CN Commercial Neighborhood | - | 38.6 ac | Standards & uses → |
Showing 4 of 34 districts
Start from what you're trying to build
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What should developers know about Newport Beach zoning?
Newport Beach is a premier coastal Orange County city where zoning reflects the extraordinary complexity of managing a built-out harbor community, multiple beach villages, an airport-adjacent business district, and one of California's largest master-planned communities. The Planned Community (PC) zone at 8,028 acres is by far the largest designation, encompassing much of the city's residential and mixed-use fabric under site-specific development programs - Newport Coast and other major communities are governed entirely by PC zoning. Single Unit Residential is distributed across four lot-size variants: R-1 (790 acres), R-1-6000 (804 acres), R-1-7200 (42 acres), and R-1-10000 (43 acres), with R-1-6000 slightly exceeding the base R-1 district as the most prevalent standard single-family designation.
Parks and Recreation (PR) at 733 acres and Open Space (OS) at 531 acres together protect extensive bay, beach, and parkland from development. The commercial framework is deliberately visitor-centered: Commercial Visitor Serving (CV, 46 acres; with CV-LV Lido Village at 5 acres), Commercial Recreational and Marine (CM, 10 acres), and a constellation of mixed-use waterfront zones (MU-W1 at 16 acres, MU-W2 at 24 acres, MU-MM Mariners Mile at 16 acres, and MU-CV/15th Street Cannery Village at 10 acres) all serve Newport's tourism and marine economy. Office designations - OA (Airport, 38 acres), OG (General, 34 acres), OM (Medical, 30 acres), OR (Regional, 32 acres) - reflect a substantial professional employment base near John Wayne Airport.
For developers and investors, Newport Beach presents limited land availability at premium pricing across all categories. The Two Unit Residential (R-2, 288 acres) and R-BI Balboa Island Two Unit (80 acres) zones are the primary multifamily infill opportunities in established neighborhoods. The mixed-use waterfront designations are high-value but heavily constrained by Coastal Act, harbor commission jurisdiction, and view protection policies. Office parcels near John Wayne Airport represent the most accessible commercial investment platform. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Newport Beach zoning: frequently asked questions
How does the Planned Community (PC) zone govern most of Newport Beach's residential areas?
At 8,028 acres, PC is by far the largest zone in Newport Beach and governs major residential communities - most notably Newport Coast - under individualized development programs. Each PC area has its own permitted use list, density standards, and design guidelines established through a specific development plan rather than the standard zoning code. Buyers of property within a PC district must review the applicable planned community text to understand permitted uses, accessory structures, and expansion rights.
What mixed-use waterfront development options exist in Newport Beach?
Newport Beach has several distinct mixed-use waterfront zones: MU-W1 and MU-W2 (Mixed Use Water, 16 and 24 acres respectively) allow residential above marine commercial uses along the harbor; MU-MM (Mariners Mile, 16 acres) targets the transition from auto-oriented commercial to walkable mixed-use along Coast Highway; MU-CV/15th Street (Cannery Village, 10 acres) accommodates live-work, residential, and light commercial in the historic cannery district. All waterfront zones require Coastal Development Permits and may involve OCFA and harbor commission review.
Where is commercial office development concentrated in Newport Beach?
Newport Beach has four office designations near John Wayne Airport: OA (Office Airport, 38 acres), OG (Office General, 34 acres), OM (Office Medical, 30 acres), and OR (Office Regional, 32 acres). Together these represent about 137 acres of office-designated land, predominantly in the Airport Area near MacArthur Boulevard and Jamboree Road. Medical office investors should focus on OM; corporate and professional tenants look to OG and OR. The Airport Area has been an active focus of the city's housing element, with residential conversion proposals for underutilized office parcels.
What residential infill opportunities exist within Newport Beach's built-out neighborhoods?
The R-2 Two Unit Residential zone at 288 acres and R-BI Two Unit Balboa Island at 80 acres - totaling about 368 acres of duplex-zoned land - are the primary infill opportunities. State ADU laws apply citywide, and Newport Beach's peninsula and island neighborhoods attract premium ADU development for vacation rental income. The city has also designated several Airport Area sites in its housing element for residential conversion from office and industrial uses, subject to Coastal Commission approval where applicable.
How does the Coastal Commission affect entitlement in Newport Beach?
Newport Beach is almost entirely within the California Coastal Zone, meaning virtually all development requires a Coastal Development Permit (CDP) in addition to city planning approvals. The city has a certified Local Coastal Program (LCP) that delegates most CDP authority to city staff, but projects involving wetlands, public access, visual resources, or anything in the Public Trust Zone may be referred to or appealed to the Coastal Commission directly. Buyers should factor Coastal Commission appeal windows into all acquisition timelines - typically 10 working days after city CDP approval.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Newport Beach planning department before acquisition or design.