Chapter 21.20 — COMMERCIAL COASTAL ZONING DISTRICTS (CC, CG, CM, CN, CV, CV-LV, OG)

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

A. CC (Commercial Corridor) Coastal Zoning District. The CC Coastal Zoning District is intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity.

B. CG (Commercial General) Coastal Zoning District. The CG Coastal Zoning District is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs.

C. CM (Commercial Recreational and Marine) Coastal Zoning District. The CM Coastal Zoning District is intended to provide for areas appropriate for commercial development on or near the waterfront that will encourage the continuation of coastaldependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on sites located on or near the bay.

D. CN (Commercial Neighborhood) Coastal Zoning District. The CN Coastal Zoning District is intended to provide for areas appropriate for a limited range of retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area.

E. CV (Commercial Visitor-Serving) Coastal Zoning District. The CV Coastal Zoning District is intended to provide for areas appropriate for accommodations, goods, and services intended to serve primarily visitors to the City.

F. OG (Office—General) Coastal Zoning District. The OG Coastal Zoning District is intended to provide for areas appropriate for administrative, professional, and medical offices with limited accessory retail and service uses.

G. The CV-LV (Commercial Visitor-Serving—Lido Village) Zoning District. This district applies to the former City Hall complex located at the northeast corner of the intersection of Newport Boulevard and 32nd Street. The CV-LV designation provides for a range of accommodations (e.g., hotels, motels, hostels), goods, and services intended to primarily serve visitors to the City of Newport Beach and a fire station. Limited use overnight visitor accommodations and residential uses are not allowed. (Ord. 2016-19 § 9 (Exh. A)(part), 2016)

A. Allowed Land Uses. Table 21.20-1 indicates the uses allowed within each coastal zoning district.

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

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City of Newport Beach, CA § 21.20.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.20.020

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

Commercial Coastal Zoning Districts
TABLE 21.20-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for
land use definitions.
See Chapter 21.12 for CM CV- Specific Use
unlisted uses. CC CG (3) CN CV (3) LV (3) OG Regulations

Industry, Manufacturing and Processing, and Warehousing Uses

Handicraft Industry A A A A A A —

Research and Development, — — — — — — A
General

Research and Development, — — — — — — A
Restricted

Recreation, Education, and Public Assembly Uses

Assembly/Meeting Facilities A A A A A A A

Commercial Recreation and A A A A A A —
Entertainment

Cultural Institutions A A A — A — —

Schools, Public and Private — A A A A — A

Retail Trade Uses

Alcohol Sales (off-sale) A A A A A A A

Alcohol Sales (off-sale), A A A A A A A
Accessory Only

Bulk Merchandise — A — A — — —

Marine Rentals and Sales

Boat Rentals and Sales — A A — A A —

Marine Retail Sales A A A — A A —

Retail Sales A A A A — — A (2)

Retail Sales (less than A A A A — — A
10,000 sq. ft.)

Pharmacy, Medical A A A A A A A
Supplies

Visitor-Serving Retail A — — — A A —

Service Uses—Business, Financial, Medical, and Professional

ATM A A A A A A A

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City of Newport Beach, CA § 21.20.020 NEWPORT BEACH CODE § 21.20.020

Commercial Coastal Zoning Districts
TABLE 21.20-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for
land use definitions.
See Chapter 21.12 for CM CV- Specific Use
unlisted uses. CC CG (3) CN CV (3) LV (3) OG Regulations

Convalescent Facilities — — A — — — —

Emergency Health Facilities/ A (2) A (2) — — A (2) A (3) A
Urgent Care

Financial Institutions and A A — A A A A
Related Services

Offices—Business A A A A A A A

Offices—Corporate A (2) A (2) A (2) A (2) — — A

Offices—Medical and Dental A A — A A — A

Offices—Professional A (2) A (2) A (2) A (2) A (2) — A

Outpatient Surgery Facility A (2) A (2) A (2) — — — A

Service Uses—General

Ambulance Services — A — — — — —

Animal Sales and Services

Animal Boarding/Kennels A A — A — — —

Animal Grooming A A — A A — A

Animal Retail Sales A A — A A — —

Veterinary Services A A — A — — A

Artists’ Studios A A A A A A A

Catering Services — A A A A — A

Day Care, General A A — A A — A

Eating and Drinking
Establishments

Accessory Food Service A A A A A A A
(open to public)

Bars, Lounges, and A A A A A — —
Nightclubs

Fast Food A A A A A A A

Food Service A A A A A A A

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City of Newport Beach, CA § 21.20.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.20.020

Commercial Coastal Zoning Districts
TABLE 21.20-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use See Part 7 of this Implementation Plan for land use definitions. See Chapter 21.12 for CM CV- Specific Use unlisted uses. CC CG (3) CN CV (3) LV (3) OG Regulations

Take-Out Service—Fast- A A A A A A A
Casual (up to 20 seats)

Funeral Homes and — A — — — A A
Mortuaries, with crematorium

Funeral Homes and — A — — — A A
Mortuaries, without
crematorium

Health/Fitness Facilities

Small—2,000 sq. ft. or less A A A A A A A

Large—Over 2,000 sq. ft. A A A A A — A

Laboratories — A — — — — A

Maintenance and Repair A A — A — — A
Services

Marine Services

Boat Storage — — A — — — —

Boat Yards — — A — — — —

Entertainment and — — A — A A —
Excursion Services

Marine Service Stations — — A — A — —

Water Transportation — — A — A — —
Services

Massage Establishments A A — A A A A

Massage Services, Accessory A A — A A A A

Nail Salons A A — A A A —

Personal Services, General A A — A A A A

Personal Services, Restricted A A — A A — A

Postal Services A A — A A — A

Printing and Duplicating A A — A — — A
Services

Recycling Facilities

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City of Newport Beach, CA § 21.20.020 NEWPORT BEACH CODE § 21.20.020

Commercial Coastal Zoning Districts
TABLE 21.20-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for
land use definitions.
See Chapter 21.12 for CM CV- Specific Use
unlisted uses. CC CG (3) CN CV (3) LV (3) OG Regulations

Collection Facility—Small A A — A — — —

Studio A A — A A — —

Tattoo Establishments — A — — — — A

Visitor Accommodations

Bed and Breakfast Inns A A A — A A — Section

RV Parks — — — — A — —

SRO Residential Hotel A A A A A — A

Time Shares — A — — A — —

Transportation, Communications, and Infrastructure Uses

Communication Facilities A A A — A A A

Heliports and Helistops (1) — — — — — — —

Marina Support Facilities — — A — A — —

Marinas Chapter 21.30C —

Parking Facilities A A A A A A A

Parking Structures, adjacent A A — A A A A
to residential coastal zoning
district

Utilities, Minor A A A A A A A

Utilities, Major A A A A A A A

Wireless Telecommunication A A A A A A A Chapter 21.49
Facilities

Vehicle Rental, Sale, and Service Uses

Vehicle/Equipment Rentals

General — A — — A — —

Limited A A A — A — —

Office Only A A A A A — A

Vehicles for Hire — A — — A — —

Vehicle/Equipment Repair

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City of Newport Beach, CA § 21.20.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.20.020

Commercial Coastal Zoning Districts
TABLE 21.20-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for
land use definitions.
See Chapter 21.12 for CM CV- Specific Use
unlisted uses. CC CG (3) CN CV (3) LV (3) OG Regulations

General — A — — — — —

Limited A A A — — — —

Vehicle/Equipment Sales

General — A — — — — —

Limited — A — — — — —

Office Only A A A A A — A

Vehicle/Equipment Services

Automobile Washing/ — A — A A — —
Detailing, full service

Automobile Washing/ A A — A A — A
Detailing, self-service or
accessory

Service Stations A A — A A — —

Other Uses

Accessory Structures and A A A A A A A Uses

Drive-Through Facilities A A A A A — A

Outdoor Storage and Display A A A A A A A

Special Events A A A A A A A

Temporary Uses A A A A A A A

Notes:

* Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular
coastal zoning district, are not allowed, except as otherwise provided by Section 21.12.020 (Rules of
Interpretation).

(1) Applicants for City approval of a heliport or helistop shall provide evidence that the proposed heliport
or helistop complies fully with State of California permit procedures and with all conditions of approval
imposed by the Federal Aviation Administration (FAA), the Airport Land Use Commission for Orange
County (ALUC), and by the Caltrans Division of Aeronautics.

(2) Above 1st floor only.

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City of Newport Beach, CA § 21.20.020 NEWPORT BEACH CODE § 21.20.030

Notes:

(3) Priority shall be given to visitor-serving commercial recreational facilities designed to enhance public
opportunities for coastal recreation over other commercial uses, except for agriculture and coastal-
dependent industry and to coastal-dependent uses over other uses on or near the shoreline. When
appropriate, coastal-related developments shall be accommodated within reasonable proximity to the
coastal-dependent uses they support.

(Ord. 2016-19 § 9 (Exh. A)(part), 2016; Ord. 2022-12 § 1, 2022; Ord. 2023-5 § 1 (Exh. W § 1),
2023; Ord. 2025-13 § 1 (Exh. A § 1), 2025)

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 Table 21.20-2, in addition to the development standards in Part 3 of this Implementation Plan (Site Planning and Development Standards).

TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS

Additional
Development Feature CC CG CM CN CV CV-LV OG Requirements

Lot Dimensions Minimum dimensions required for each newly created lot

Lot Area (1) 5,000 10,000 N/A 20,000 sq. N/A 10,000 sq. 5,000 sq.
sq. ft. sq. ft. ft. ft. ft.

Lot Width 25 ft. 50 ft. N/A 100 ft. N/A 50 ft. 50 ft.

Setbacks Minimum setbacks required for primary structures. See Section 21.30.110(D) (Allowed Encroachments
into Setback Areas) for setback measurement, allowed projections into setbacks, and exceptions.

Front 0 0 0 0 0 Newport N/A
Blvd:
1 ft. for
below grade
structures;
20 ft. for
structures up
to 35 ft. in
height;
60 ft. for
structures
over 35 ft.
in height

Side (interior, each): 0 0 0 0 0 1 ft. for 0
Abutting below grade
nonresidential structures;
5 ft. for
above grade
structures

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City of Newport Beach, CA § 21.20.030 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.20.030

TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS

Additional
Development Feature CC CG CM CN CV CV-LV OG Requirements

Abutting residential 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.

Side (Street side) 0 0 0 0 0 32nd Street: 15 ft.
1 ft. for
below grade
structures;
1 ft. for
structures up
to 35 ft. in
height;
70 ft. for
structures
over 35 ft.
in height (4)
Via Oporto:
0

Rear:

Abutting an alley 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 5 ft. 0

Not abutting an alley 0 0 0 0 0 0 5 ft.

Abutting residential 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.

Open Space N/A N/A N/A N/A N/A 20% N/A

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

Floor Area Ratio 0.75 0.75 0.50 0.30 1.50 118,573 sf 1.30
(2)(3)(4)

Height Maximum allowable height of structures without discretionary approval. See Section 21.30.060 (Height
Limits and Exceptions) for height measurement requirements. See Section 21.30.060(C) (Increase in
Height Limit) for possible increase in height limit.

Within Shoreline Height 26 ft. with flat roof; less than 3/12 pitch 55 ft. with 26 ft. with Section
Limit Zone 31 ft. with sloped roof; 3/12 or greater pitch flat roof, flat roof; 21.30.060
less than 3/ less than 3/ See CLUP
12 roof 12 pitch 31 Policy 4.4.2-1
pitch; 60 ft. ft. with
with sloped sloped
roof, 3/12 roof; 3/12
roof pitch or or greater
greater (5) pitch

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City of Newport Beach, CA § 21.20.030 NEWPORT BEACH CODE § 21.20.030

TABLE 21.20-2

DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS

Additional Development Feature CC CG CM CN CV CV-LV OG Requirements

Not within Shoreline 32 ft. with flat roof; less than 3/12 pitch N/A 32 ft. with
Height Limit Zone 37 ft. with sloped roof; 3/12 or greater pitch flat roof;
less than 3/
12 pitch 37
ft. with
sloped
roof; 3/12
or greater
pitch

Within High Rise 300 ft. N/A 300 ft.
Height Area (See Figure
H-1, attached to the
ordinance codified in
this Implementation
Plan).

Fencing See Section 21.30.040 (Fences, Hedges, Walls, and Retaining Walls).

Landscaping See Sections 21.30.075 (Landscaping) and 21.30.085 (Water Efficient Landscaping).

Lighting See Section 21.30.070 (Outdoor Lighting).

Parking See Chapter 21.40 (Off-Street Parking).

Signs See Section 21.30.065 (Signs).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Section 21.30.025 (Coastal Zone
Subdivisions).

(2) In the CG Coastal Zoning District, when 0.3/0.5 is shown on the Coastal Zoning Map, the FAR may be increased to a
maximum of 0.5 when two or more legal lots are merged to accommodate larger commercial development projects.

(3) Portions of legal lots that are submerged lands or tidelands shall be included in the land area of the lot for the purpose of
calculating the allowable floor area for structures.

(4) The specific floor area limitations for each coastal zoning district are identified on the Coastal Zoning Map.

(5) Architectural features such as domes, towers, cupolas, spires, and similar structures may be up to sixty-five (65) feet in
height.

(Ord. 2016-19 § 9 (Exh. A)(part), 2016; Ord. 2016-20 § 2, 2016; Ord. 2017-9 § 1, 2017; Ord.
2024-29 § 1 (Exh. B §§ 2—5), 2024)

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City of Newport Beach, CA