Chapter 20.18 — RESIDENTIAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, RM, RMD)

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A. R-A (Residential-Agricultural) Zoning District. The R-A zoning district is intended to
provide for areas appropriate for detached single-family residential dwelling units and light
farming uses, each located on a single legal lot;

B. R-1 (Single-Unit Residential) Zoning District. The R-1 zoning district is intended to
provide for areas appropriate for a range of detached single-family residential dwelling
units, each located on a single legal lot, and does not include condominiums or cooperative
housing.

C. R-BI (Two-Unit Residential, Balboa Island). The R-BI Zoning District is intended to
provide for a maximum of two residential dwelling units (i.e., duplexes) located on a single
legal lot on Balboa Island.

D. R-2 (Two-Unit Residential) Zoning District. The R-2 Zoning District is intended to provide
for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes)
located on a single legal lot.

E. RM (Multiple Residential) Zoning District. The RM Zoning District is intended to provide
for areas appropriate for multi-unit residential developments containing attached or
detached dwelling units.

F. RMD (Medium Density Residential) Zoning District. The RMD Zoning District is intended
to provide for areas appropriate for medium density residential developments containing
attached or detached dwelling units.
(Ord. 2010-21 § 1 (Exh. A)(part), 2010; Ord. 2017-11 § 1, 2017; Ord. 2018-14 § 1, 2019; Ord.
2019-10 § 1, 2019)

A. Allowed Land Uses.

1. Table 2-1 indicates the uses allowed within each residential zoning district and the
permit required to establish the use, if any, in compliance with Part 5 of this title
(Planning Permit Procedures).

2. Residential uses represent the primary allowed use, and only those additional uses
that are complementary to, and can exist in harmony with, the residential character of
each zoning district may be allowed as accessory, conditionally permitted, and/or
temporary uses.

B. Prohibited Land Uses. A table cell with “—” means that the listed land use is prohibited in
that zoning district.

C. Applicable Regulations. The last column in the table (“Specific Use Regulations”) may
include a reference to additional regulations that apply to the use.

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City of Newport Beach, CA § 20.18.020 PLANNING AND ZONING § 20.18.020

Residential Zoning Districts Permit Requirements *

P Permitted by Right
CUP Conditional Use Permit (Section 20.52.020) TABLE 2-1
CUP-HO Conditional Use Permit in Residential Zoning ALLOWED USES AND PERMIT
Districts (Section 20.52.030) REQUIREMENTS
MUP Minor Use Permit (Section 20.52.020)
LTP Limited Term Permit (Section 20.52.040)
— Not Allowed *

Land Use
See Part 7 of this title for land use
definitions. Specific Use
See Chapter 20.12 for unlisted uses. R-A R-1** R-BI R-2 RM RMD Regulations

Residential Uses

Home Occupations P P P P Section

Two-Unit Dwellings — — P (1) P Section

Accessory Dwelling Units 20.48.200

Visitor Accommodations, Residential

Bed and Breakfast Inns — — CUP-HO CUP-HO Section

SB 9 Housing Developments P P — — Section

Adult Day Care

Small (6 or fewer) P P P P Section

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City of Newport Beach, CA § 20.18.020 NEWPORT BEACH CODE § 20.18.020

Residential Zoning Districts Permit Requirements *

P Permitted by Right
CUP Conditional Use Permit (Section 20.52.020) TABLE 2-1
CUP-HO Conditional Use Permit in Residential Zoning ALLOWED USES AND PERMIT
Districts (Section 20.52.030) REQUIREMENTS
MUP Minor Use Permit (Section 20.52.020)
LTP Limited Term Permit (Section 20.52.040)
— Not Allowed *

Land Use
See Part 7 of this title for land use
definitions. Specific Use
See Chapter 20.12 for unlisted uses. R-A R-1** R-BI R-2 RM RMD Regulations

Small (8 or fewer) P P P P Section

Residential Care Facilities

Limited (6 or fewer) Licensed P P P P Section

Other Uses

Parking Facility MUP MUP MUP MUP

Convalescent Facilities — — — CUP

Utilities, Minor P P P P

Utilities, Major CUP CUP CUP CUP

Wireless Telecommunication Facilities — — — MUP/CUP/ Chapter 20.49
LTP

Accessory Structures and Uses P P P P

Animal-Keeping P P P P Section

City of Newport Beach, CA § 20.18.020 PLANNING AND ZONING § 20.18.030

Residential Zoning Districts Permit Requirements *

P Permitted by Right
CUP Conditional Use Permit (Section 20.52.020) TABLE 2-1
CUP-HO Conditional Use Permit in Residential Zoning ALLOWED USES AND PERMIT
Districts (Section 20.52.030) REQUIREMENTS
MUP Minor Use Permit (Section 20.52.020)
LTP Limited Term Permit (Section 20.52.040)
— Not Allowed *

Land Use
See Part 7 of this title for land use
definitions. Specific Use
See Chapter 20.12 for unlisted uses. R-A R-1** R-BI R-2 RM RMD Regulations

Personal Property Sales P P P P Section

Temporary Uses LTP LTP LTP LTP Section

• Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular zoning
  district, are not allowed, except as provided by Chapter 20.12 (Interpretation of Zoning Code Provisions).

  ** Includes R-1-6,000, R-1-7,200, and R-1-10,000.

  (1) Condominium projects and condominium conversions are not permitted in the R-BI Zoning District.

  (Ord. 2010-21 § 1 (Exh. A)(part), 2010; Ord. 2014-1 § 2, 2014; Ord. 2015-5 § 1, 2015; Ord.
  2017-11 § 2, 2017; Ord. 2018-14 § 2, 2019; Ord. 2020-9 § 1, 2020; Ord. 2022-17 § 1 (Exh. A),
  2022)

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-2 and 2-3, in addition to the development standards in Part 3 of this title (Site Planning and Development Standards).

TABLE 2-2
DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS

Additional
Development Feature R-A R-1 R-1-6,000 R-1-7,200 R-1-10,000 Requirements

Lot Dimensions Minimum dimensions required for each newly created lot.

Lot Area (1) (2)

Corner lot 87,120 sq. 6,000 sq. ft. 6,000 sq. ft. 7,200 sq. ft. 10,000 sq.
ft. ft.

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City of Newport Beach, CA § 20.18.030 NEWPORT BEACH CODE § 20.18.030

TABLE 2-2
DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS

Additional
Development Feature R-A R-1 R-1-6,000 R-1-7,200 R-1-10,000 Requirements

Interior lot 87,120 sq. 5,000 sq. ft. 6,000 sq. ft. 7,200 sq. ft. 10,000 sq.
ft. ft.

Lot Width

Corner lot 125 ft. 60 ft. 60 ft. 70 ft. 90 ft.

Interior lot 125 ft. 50 ft. 60 ft. 70 ft. 90 ft.

Lot Depth N/A N/A 80 ft. 90 ft. 100 ft.

Density/Intensity Each legal lot shall be allowed one single-unit detached dwelling. Accessory dwelling
units and junior accessory dwelling units may be allowed pursuant to Section 20.48.200.

Setbacks The distances below are minimum setbacks required for primary structures. See Section

projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).

Front: 20 ft. 20 ft. 20 ft. 20 ft. 15 ft. 20.30.110

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City of Newport Beach, CA § 20.18.030 PLANNING AND ZONING § 20.18.030

TABLE 2-2
DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS

Additional
Development Feature R-A R-1 R-1-6,000 R-1-7,200 R-1-10,000 Requirements

Rear: 25 ft. 10 ft. 6 ft. 20 ft. 10 ft. Lots abutting a
10 ft. alley or less
Abutting Alley:
that are directly
10 ft. wide or less N/A 5 ft. N/A N/A N/A across the alley
from the side
15 ft. wide or less N/A 5 ft. N/A N/A N/A
yard of a lot
15'1" to 19'11" N/A 3'9" N/A N/A N/A abutting an alley
shall provide a 20 ft. wide or more N/A 0 N/A N/A N/A
setback for the
first floor of at
least 10 ft. from
the alley.

Bluff edge setback As provided in Section 20.28.040 (Bluff (B) Overlay District). See also Section
21.28.040.

Bulkhead setback Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning
district.

Site Coverage Maximum percentage of the total lot area that may be covered by structures.

Lots 40 ft. wide or N/A N/A 60% 60% 60%
less

Lots wider than 40 ft. 40% N/A 60% 60% 60%

Floor Area Limit (gross
floor area)
N/A N/A
Citywide 2.0 (5)(6)

Corona del Mar 1.5 (5)(6)

Height (3) Maximum height of structures without discretionary approval. See Section 20.30.060(C)
(Increase in Height Limit) for possible increase in height limit.

Flat roof 24 ft. 24 ft. 24 ft. 35 ft. and 2 24 ft. See
stories 20.30.060(C)(2)
(Height Limit
Sloped roof; 29 ft. 29 ft. 29 ft. 40 ft. and 2 29 ft.
Areas) and
minimum 3/ 12 pitch stories
20.30.060(B)
(Height of
Structures and
Measurement)

Bluffs See Section 20.28.040 (Bluff (B) Overlay District).

Fencing See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).

Landscaping See Chapter 20.36 (Landscaping Standards).

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City of Newport Beach, CA § 20.18.030 NEWPORT BEACH CODE § 20.18.030

TABLE 2-2
DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS

Additional
Development Feature R-A R-1 R-1-6,000 R-1-7,200 R-1-10,000 Requirements

Lighting See Section 20.30.070 (Outdoor Lighting).

Parking See Chapter 20.40 (Off-Street Parking).

Satellite Antennas See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs See Chapter 20.42 (Sign Standards).

Residential See Section 20.48.180 (Residential Development Standards and Design Criteria).
Development
Standards

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(2) Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that identified in this table in compliance with the provisions of Title 19 (Subdivisions). The minimum lot size shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot width and length may vary according to the width and depth of the original underlying lots. With the exception of tentative parcel maps for urban lot splits that meet the requirements of Section 20.48.205 (SB 9 Housing Developments and Urban Lot Splits in Single-Unit Residential Zoning Districts) and Chapter 19.90 (Tentative Parcel Maps for Urban Lot Splits), new subdivisions that would result in additional dwelling units beyond what the original underlying lots would allow are not permitted unless authorized by an amendment of the General Plan (GPA).

(3) On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the
curb abutting the lot.

(4) Side setback areas for lots designated Special Fire Protection Areas shall be a minimum of five feet unless
reduced by the Fire Marshal.

(5) The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(6) The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times
the buildable area of the lot.

(7) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at
the time the principal structure was constructed provided the addition meets applicable building and fire code
standards.

TABLE 2-3
DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING
DISTRICTS

Additional
Development Feature R-BI R-2 R-2-6,000 Requirements

Lot Dimensions Minimum dimensions required for each newly created lot.

Lot Area (1) (2) (3)

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City of Newport Beach, CA § 20.18.030 PLANNING AND ZONING § 20.18.030

TABLE 2-3
DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING
DISTRICTS

Additional
Development Feature R-BI R-2 R-2-6,000 Requirements

Corner lot 2,375 sq. ft. 6,000 sq. ft. 6,000 sq. ft.
Interior lot 2,375 sq. ft. 5,000 sq. ft. 6,000 sq. ft.

Lot Width

Corner lot 60 ft. 60 ft. 60 ft.
Interior lot 50 ft. 50 ft. 60 ft.

Lot Depth N/A N/A 80 ft.

Site Area per Dwelling Unit Minimum required site area per dwelling unit based on net area of the lot.

1,000 sq. ft. 1,000 sq. ft. 3,000 sq. ft.

No more than 2 units per lot

Site Coverage Maximum percentage of the total lot area that may be covered by structures.

N/A N/A 60%

Floor Area Limit (9) (gross 1.5 plus 200 sq. 2.0 Citywide (8) N/A
floor area) ft. 1.5 Corona del
Mar (8)

Setbacks The distances below are minimum setbacks required for primary structures. See
Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement,
allowed projections into setbacks, and exceptions. The following setbacks shall
apply, unless different requirements are identified on the setback maps in which
case the setback maps shall control. (See Part 8 of this title.) Side and rear setback
areas shown on the setback maps shall be considered front setback areas for the
purpose of regulating accessory structures. Also refer to Section 20.48.180
(Residential Development Standards and Design Criteria).

Front: 20 ft. 20 ft. 20 ft.

Side (interior, each): 20.38.040(H)

Lots 40 ft. wide or less 3 ft. 3 ft. 6 ft. (10)

Lots 40'1" wide to 49'11" 4 ft. 4 ft. 6 ft. (10)
wide

Lots 50 ft. wide and greater N/A 4 ft. 6 ft. (10)

Side (street side): 20.38.040(H)

Lots 40 ft. wide or less 3 ft. 3 ft. N/A

Lots 40'1" wide to 49'11" 4 ft. 4 ft. N/A
wide

Lots 50 ft. wide and greater N/A N/A 6 ft. (10)

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City of Newport Beach, CA § 20.18.030 NEWPORT BEACH CODE § 20.18.030

TABLE 2-3 DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS

Additional
Development Feature R-BI R-2 R-2-6,000 Requirements

Rear: 10 ft. 10 ft. 6 ft. Lots abutting a 10 ft.
alley or less that are
Abutting Alley
directly across the alley
10 ft. wide or less 5 ft. 5 ft. N/A from the side yard of a lot
abutting the alley shall
15 ft. wide or less 5 ft. 5 ft. N/A
provide a setback for the
15'1" to 19'11" 3'9" 3'9" N/A first floor of at least 10 ft.
from the alley. 20 ft. wide or more 0 0 N/A

Waterfront 10 ft. 10 ft. N/A

Bluff edge setback As provided in Section 20.28.040 (Bluff (B) Overlay District).

Bulkhead setback Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning
district.

Height (6) Maximum height of structures without discretionary approval. See Section
20.30.060(C) (Increase in Height Limit) for possible increase in height limit.

Flat roof 24 ft. 24 ft. 24 ft. See Section 20.30.060(C)
(Increase in Height Limit)
Sloped roof; minimum 3/ 29 ft. 29 ft. 29 ft.
12 pitch

Bluffs See Section 20.28.040 (Bluff (B) Overlay District).

Fencing See Section 20.30.040 (Fences, Hedges, Walls and Retaining Walls).

Landscaping See Chapter 20.36 (Landscaping Standards).

Lighting See Section 20.30.070 (Outdoor Lighting).

Parking See Chapter 20.40 (Off-Street Parking).

Satellite Antennas See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs See Chapter 20.42 (Sign Standards).

Residential Development See Section 20.48.180.
Standards

Additional Development Feature RM RMD RM-6,000 Requirements

Lot Dimensions Minimum dimensions required for each newly created lot.

Lot Area (1) (2) (3)

Corner lot 6,000 sq. ft. 6,000 sq. ft. 6,000 sq. ft.
Interior lot 5,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft.

Lot Width

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City of Newport Beach, CA § 20.18.030 PLANNING AND ZONING § 20.18.030

Additional
Development Feature RM RMD RM-6,000 Requirements

Corner lot 60 ft. 60 ft. 60 ft.
Interior lot 50 ft. 50 ft. 60 ft.

Lot Depth N/A N/A 80 ft.

Site Area per Dwelling Unit Minimum required site area per dwelling unit based on net area of the lot unless
the maximum number of units is shown on the Zoning Map.

1,200 sq. ft. (7) 1,000 sq. ft. 1,500 sq. ft.

Site Coverage Maximum percentage of the total lot area that may be covered by structures.

N/A N/A 60%

Floor Area Limit (gross floor 1.75 (4) N/A N/A
area)

Setbacks The distances below are minimum setbacks required for primary structures. See
Section 20.30.110 (Setback Regulations and Exceptions) for setback
measurement, allowed projections into setbacks, and exceptions. The following
setbacks shall apply, unless different requirements are identified on the setback
maps in which case the setback maps shall control. (See Part 8 of this title.) Side
and rear setback areas shown on the setback maps shall be considered front
setback areas for the purpose of regulating accessory structures. Also refer to
Section 20.48.180 (Residential Development Standards and Design Criteria).

Front: 20 ft. 20 ft. 20 ft.

Side (interior, each): 20.38.040(H)

Lots 40 ft. wide or less 3 ft. N/A 6 ft. (10)

Lots 40'1" wide to 49'11" 4 ft. 5 ft. 6 ft. (10)
wide

Lots 50 ft. wide and greater 8% of the N/A 6 ft. (10) average lot width (5)

Side (street side): 20.38.040(H)

Lots 40 ft. wide or less 3 ft. N/A

Lots 40'1" wide to 49'11" 4 ft. N/A
wide
5 ft.
Lots 50 ft. wide and greater 8% of the 6 ft. (10)
average lot
width (5)

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City of Newport Beach, CA § 20.18.030 NEWPORT BEACH CODE § 20.18.030

Additional
Development Feature RM RMD RM-6,000 Requirements

Rear: 10 ft. 25 ft. 6 ft. Lots abutting a 10 ft.
alley or less that are
Abutting Alley
directly across the alley
10 ft. wide or less N/A N/A N/A from the side yard of a lot
abutting the alley shall
15 ft. wide or less 5 ft. N/A
provide a setback for the
15'1" to 19'11" 3'9" N/A first floor of at least 10 ft.
from the alley. 20 ft. wide or more 0 N/A

Waterfront 10 ft. N/A

Bluff edge setback As provided in Section 20.28.040 (Bluff (B) Overlay District).

Bulkhead setback Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning
district.

Height (6) Maximum height of structures without discretionary approval. See Section
20.30.060(C) (Increase in Height Limit) for possible increase in height limit.

Flat roof 28 ft. 28 ft. 28 ft. See Section 20.30.060(C)
(Increase in Height Limit)
Sloped roof; minimum 3/12 33 ft. 33 ft. 33 ft.
pitch

Open Space Minimum required open space (applicable to 3 or more units).

Common: 75 N/A Common: 75 Single-unit and two-unit
square feet/unit square feet/unit dwellings developed on a
Minimum Minimum single site shall comply
dimension shall dimension shall with open volume area
be 15 feet. be 15 feet. standards of Section
Private: 5% of Private: 5% of 20.48.180 (Residential
the gross floor the gross floor Development Standards
area for each area for each and Design Criteria).
unit. unit. The minimum dimension
Minimum Minimum is for length and width.
dimension shall dimension shall
be 6 feet. be 6 feet.

Residential Development See Section 20.48.180.
Standards

Bluffs See Section 20.28.040 (Bluff (B) Overlay District).

Fencing See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).

Landscaping See Chapter 20.36 (Landscaping Standards).

Lighting See Section 20.30.070 (Outdoor Lighting).

Parking See Chapter 20.40 (Off-Street Parking).

Satellite Antennas See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs See Chapter 20.42 (Sign Standards).

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City of Newport Beach, CA § 20.18.030 PLANNING AND ZONING § 20.18.030

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(2) Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that
identified in this table in compliance with the provisions of Title 19 (Subdivisions). The minimum lot size
shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot
width and length may vary according to the width and depth of the original underlying lots. New subdivisions
that would result in additional dwelling units beyond what the original underlying lots would allow are not
permitted unless authorized by an amendment of the General Plan (GPA).

(3) On a site of less than five thousand (5,000) square feet that existed prior to March 10, 1976, a two-family
dwelling may be constructed; provided, that there shall be not less than one thousand (1,000) square feet of
land area for each dwelling unit.

(4) The total gross floor area contained in all buildings and structures on a development site shall not exceed 1.75
times the buildable area of the site or 1.5 times the buildable area of the site in Corona del Mar; provided,
that up to two hundred (200) square feet of floor area per required parking space devoted to enclosed parking
shall not be included in calculations of total gross floor area.

(5) Interior and street side setback areas are not required to be wider than fifteen (15) feet; however, the side
setback area on the street side of a corner lot, where the abutting lot has a reversed frontage, shall not be less
than the front setback area required on the abutting reversed frontage.

(6) On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the
curb abutting the lot.

(7) Portions of legal lots that have a slope greater than two-to-one (2:1) or that are submerged lands or tidelands
shall be excluded from the land area of the lot for the purpose of determining the allowable number of units.

(8) The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(9) The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times
the buildable area of the lot.

(10) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at
the time the principal structure was constructed provided the addition meets applicable building and fire code
standards.

(Ord. 2010-21 § 1 (Exh. A)(part), 2010; Ord. 2017-11 § 3, 2017; Ord. 2020-9 § 2, 2020; Ord.
2020-28 § 1 (Exh. A), 2020; Ord. 2022-17 § 1 (Exh. A), 2022; Ord. 2022-25 §§ 2 – 5, 2022;
Ord. 2023-22 § 894, 2023)

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City of Newport Beach, CA § 20.20.010 PLANNING AND ZONING § 20.20.010