Chapter 21.22 — MIXED-USE COASTAL ZONING DISTRICTS (MU-V, MU-MM, MU-CV/15TH ST.,

The purposes of the individual mixed-use coastal zoning districts and the manner in which they are applied are provided below. For the purpose of this Implementation Plan, mixed-use projects shall comply with nonresidential standards when no mixed-use standards exist.

A. MU-V (Mixed-Use Vertical) Coastal Zoning District. This coastal zoning district is
intended to provide for areas appropriate for the development of mixed-use structures that
vertically integrate residential dwelling units above the ground floor with retail uses
including office, restaurant, retail, and similar nonresidential uses located on the ground
floor or above.

B. MU-MM (Mixed-Use Mariners’ Mile) Coastal Zoning District. This coastal zoning district
applies to properties located on the inland side of Coast Highway in the Mariners’ Mile
Corridor. Properties fronting on Coast Highway may be developed for nonresidential uses
only. Properties to the rear of the commercial frontage may be developed for freestanding
nonresidential uses, multi-unit residential dwelling units, or mixed-use structures that
integrate residential above the ground floor with nonresidential uses on the ground floor.

C. MU-CV/15th St. (Mixed-Use Cannery Village and 15th Street) Coastal Zoning District.
This coastal zoning district applies to areas where it is the intent to establish a cohesively
developed district or neighborhood containing multi-unit residential dwelling units with
clusters of mixed-use and/or commercial structures on interior lots of Cannery Village and
15th Street on Balboa Peninsula. Allowed uses may include multi-unit dwelling units;
nonresidential uses; and/or mixed-use structures, where the ground floor is restricted to
nonresidential uses along the street frontage. Residential uses and overnight
accommodations are allowed above the ground floor and to the rear of uses along the street
frontage. Mixed-use or nonresidential structures are required on lots at street intersections
and are allowed, but not required, on other lots.

D. MU-W1 (Mixed-Use Water) Coastal Zoning District. This coastal zoning district applies to
water-front properties along the Mariners’ Mile Corridor in which nonresidential uses and
residential dwelling units may be intermixed. A minimum of fifty (50) percent of the
allowed square footage in a mixed-use development shall be used for nonresidential uses
in which marine-related and visitor-serving land uses are mixed as provided in Table

E. MU-W2 (Mixed-Use Water) Coastal Zoning District. This coastal zoning district applies to water-front properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. (Ord. 2016-19 § 9 (Exh. A)(part), 2016)

A. Allowed Land Uses. Tables 21.22-1 and 21.22-2 indicate the uses allowed within each coastal zoning district.

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

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City of Newport Beach, CA § 21.22.020 NEWPORT BEACH CODE § 21.22.020

in that specific coastal zoning district.

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

Mixed-Use Zoning Districts
TABLE 21.22-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for land
use definitions.
See Chapter 21.12 for unlisted MU-CV/15th Specific Use
uses. MU-V (6) MU-MM (4) St. (5)(6) Regulations

Industry, Manufacturing and Processing, Warehousing Uses

Handicraft Industry A A A

Industry, Marine-Related — A A

Research and Development A A A

Recreation, Education, and Public Assembly Uses

Assembly/Meeting Facilities A A A

Commercial Recreation and A A A
Entertainment

Cultural Institutions A A A

Schools, Public and Private A A A

Residential Uses

Single-Unit Dwellings

Located on 1st floor — — A (3)

Located above 1st floor A (1) — A (3)

Multi-Unit Dwellings

Located on 1st floor — A (1)(2) A (3)

Located above 1st floor A (1) A (1)(2) A (3)

Two-Unit Dwellings

Located on 1st floor — — A (3)

Located above 1st floor A (1) — A (3)

Home Occupations A A (1) A

Live-Work Units A A (1)(2) A (3)

Accessory Dwelling Units and A A A Section 21.48.200
Junior Accessory Dwelling Units

Visitor Accommodations,
Residential

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City of Newport Beach, CA § 21.22.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.020

Mixed-Use Zoning Districts TABLE 21.22-1 A Allowed ALLOWED USES — Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for land
use definitions.
See Chapter 21.12 for unlisted MU-CV/15th Specific Use
uses. MU-V (6) MU-MM (4) St. (5)(6) Regulations

Short Term Lodging — — A Chapter 5.95 and
Section 21.48.115

Care Uses

Adult Day Care

Small (6 or fewer) A A A

Child Day Care

Small (8 or fewer) A A A

Day Care, General — A A

Retail Trade Uses

Alcohol Sales (off-sale) A A A

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

Marine Rentals and Sales

Boat Rentals and Sales A A A

Marine Retail Sales A A A

Retail Sales A A A

Service Uses—Business, Financial, Medical, and Professional

ATMs A A A

Emergency Health Care/Urgent A A A
Care

Financial Institutions and Related A A A
Services

Offices—Business A A A

Offices—Medical and Dental A A A

Offices—Professional A A A

Service Uses—General

Animal Sales and Services

Animal Grooming A A A

Animal Retail Sales A A A

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City of Newport Beach, CA § 21.22.020 NEWPORT BEACH CODE § 21.22.020

Mixed-Use Zoning Districts
TABLE 21.22-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for land
use definitions.
See Chapter 21.12 for unlisted MU-CV/15th Specific Use
uses. MU-V (6) MU-MM (4) St. (5)(6) Regulations

Veterinary Services — A —

Artists’ Studios A A A

Eating and Drinking Establishments

Accessory Food Service (open to A A A
public)

Fast Food A A A

Food Service A A A

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

Health/Fitness Facilities

Small—2,000 sq. ft. or less A A A

Large—Over 2,000 sq. ft. A A A

Laboratories — — —

Maintenance and Repair Services A A A

Marine Services

Entertainment and Excursion A A A
Services

Marine Service Stations A — —

Personal Services

Massage Establishments A A A

Massage Services, Accessory A A A

Nail Salons A A A

Personal Services, General A A A

Personal Services, Restricted A A A

Studio A A A

Postal Services A A A

Printing and Duplicating Services A A A

Smoking Lounges — — —

Visitor Accommodations

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City of Newport Beach, CA § 21.22.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.020

Mixed-Use Zoning Districts
TABLE 21.22-1
A Allowed ALLOWED USES
— Not Allowed *

Land Use
See Part 7 of this
Implementation Plan for land
use definitions.
See Chapter 21.12 for unlisted MU-CV/15th Specific Use
uses. MU-V (6) MU-MM (4) St. (5)(6) Regulations

Bed and Breakfast Inns — A — Section 21.48.025

Hotels, Motels, and Time Shares A A A

Transportation, Communications, and Infrastructure Uses

Parking Facility A A A (2)

Marinas Chapter 21.30C

Marina Support Facilities A A A

Utilities, Major A A A

Utilities, Minor A A A

Wireless Telecommunication A A A Chapter 21.49 Facilities

Vehicle Rental, Sale, and Service Uses

Vehicle/Equipment Rentals

Office Only A A A

Limited (no outdoor storage) — A —

Vehicle/Equipment Repair

Limited — A —

Vehicle Sales — A —

Vehicle Sales, Office Only A A —

Vehicle/Equipment Services

Automobile Washing — A —

Service Stations — A —

Other Uses

Accessory Structures and Uses A A A

Outdoor Storage and Display A A A

Personal Property Sales A A A

Special Events A A A Section 21.52.035(D)

Temporary Uses A A A

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City of Newport Beach, CA § 21.22.020 NEWPORT BEACH CODE § 21.22.020

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) Allowed only as part of a mixed-use development.

(2) Not allowed to front onto Coast Highway. Coast Highway frontage shall be limited to nonresidential
uses. See Table 21.22-3 (Development Standards for Vertical and Horizontal Mixed-Use Zoning
Districts).

(3) Not allowed on lots at street intersections unless part of a mixed-use or live-work structure.

(4) Properties fronting on Coast Highway shall be developed with nonresidential uses as allowed in
Table 21.22-2. Properties to the rear of the commercial frontage may be developed for freestanding
nonresidential uses, multi-unit residential dwelling units, or mixed-use structures that integrate multi-
unit residential above the ground floor with nonresidential uses on the ground floor. See Table 21.22-3
(Development Standards for Vertical and Horizontal Mixed-Use Zoning Districts).

(5) Mixed-use or commercial structures are required on lots at street intersections and are allowed, but not
required, on other lots.

(6) Priority shall be given to visitor-serving and recreational uses on the Balboa Peninsula.

Mixed-Use Coastal Zoning Districts

TABLE 21.22-2 A Allowed ALLOWED USES — Not Allowed *

Land Use
See Part 7 of this Implementation
Plan for land use definitions. Specific Use
See Chapter 21.12 for unlisted uses. MU-W1 (3) MU-W2 (5) Regulations

Industry, Manufacturing and Processing, Warehousing Uses

Handicraft Industry A A

Industry, Marine-Related A A

Research and Development A A

Recreation, Education, and Public Assembly Uses

Assembly/Meeting Facilities

Small—5,000 sq. ft. or less (religious A A
assembly may be larger than 5,000 sq.
ft.)

Commercial Recreation and A A
Entertainment

Cultural Institutions A A

Parks and Recreational Facilities A A

Schools, Public and Private A A

Residential Uses

Single-Unit Dwellings

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City of Newport Beach, CA § 21.22.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.020

Mixed-Use Coastal Zoning Districts

TABLE 21.22-2 A Allowed
ALLOWED USES — Not Allowed *

Land Use
See Part 7 of this Implementation
Plan for land use definitions. Specific Use
See Chapter 21.12 for unlisted uses. MU-W1 (3) MU-W2 (5) Regulations

Located on 1st floor — —

Located above 1st floor A (1) A (2)

Multi-Unit Dwellings

Located on 1st floor — —

Located above 1st floor A (1) A (2)

Two-Unit Dwellings

Located on 1st floor — —

Located above 1st floor A (1) A (2)

Home Occupations A A (2)

Accessory Dwelling Units and Junior A A Section 21.48.200
Accessory Dwelling Units

Visitor Accommodations, Residential

Short Term Lodging — A Chapter 5.95 and
Section 21.48.115

Care Uses

Adult Day Care

Small (6 or fewer) A A

Child Day Care

Small (8 or fewer) A A

Day Care, General — A

Retail Trade Uses

Alcohol Sales (off-sale) A A

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

Marine Rentals and Sales

Boat Rentals and Sales A A

Marine Retail Sales A A

Retail Sales A A

Visitor-Serving Retail A A

Service Uses—Business, Financial, Medical, and Professional

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City of Newport Beach, CA § 21.22.020 NEWPORT BEACH CODE § 21.22.020

Mixed-Use Coastal Zoning Districts

TABLE 21.22-2 A Allowed
ALLOWED USES — Not Allowed *

Land Use
See Part 7 of this Implementation
Plan for land use definitions. Specific Use
See Chapter 21.12 for unlisted uses. MU-W1 (3) MU-W2 (5) Regulations

ATMs A A

Emergency Health Facilities/Urgent — A
Care

Financial Institutions and Related A A
Services (above 1st floor only)

Offices—Business A A

Offices—Medical and Dental (above 1st — A
floor only)

Offices—Professional A A

Service Uses—General

Animal Retail Sales A A

Artists’ Studios A A

Eating and Drinking Establishments

Accessory Food Service (open to A A
public)

Fast Food A A

Food Service A A

Take-Out Service—Limited A A

Health/Fitness Facilities

Small—2,000 sq. ft. or less A A

Maintenance and Repair Services A A

Marine Services

Boat Storage A A

Boat Yards A A

Entertainment and Excursion Services A A

Marine Service Stations A A

Water Transportation Services A A

Personal Services

Massage Establishments A A

Massage Services, Accessory A A

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City of Newport Beach, CA § 21.22.020 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.020

Mixed-Use Coastal Zoning Districts

TABLE 21.22-2 A Allowed
ALLOWED USES — Not Allowed *

Land Use
See Part 7 of this Implementation
Plan for land use definitions. Specific Use
See Chapter 21.12 for unlisted uses. MU-W1 (3) MU-W2 (5) Regulations

Nail Salons A A

Personal Services, General A A

Personal Services, Restricted A A

Smoking Lounges — —

Visitor Accommodations

Hotels, Motels, Bed and Breakfast A A
Inns, and Time Shares

Transportation, Communications, and Infrastructure

Parking Facilities A A

Communication Facilities A A

Heliports and Helistops (4) A A

Marinas Chapter 21.30C

Marina Support Facilities A A

Utilities, Major A A

Utilities, Minor A A

Wireless Telecommunication Facilities Chapter 21.49

Other Uses

Accessory Structures and Uses A A

Outdoor Storage and Display A A

Personal Property Sales A A

Special Events A A Section 21.52.035(D)

Temporary Uses 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) May only be located on lots with a minimum of two hundred (200) lineal feet of frontage on Coast
Highway.

(2) May only be located above a commercial use and not a parking use.

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City of Newport Beach, CA § 21.22.020 NEWPORT BEACH CODE § 21.22.030

Notes:

(3) A minimum of fifty (50) percent of the square footage of a mixed-use development shall be used for nonresidential uses.

(4) 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 any and 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.

(5) Visitor-serving and recreational uses shall be given priority on Balboa Island and the Balboa Peninsula.

(Ord. 2016-19 § 9 (Exh. A)(part), 2016; Ord. 2022-6 § 3, 2022; Ord. 2025-13 § 1 (Exh. A § 2),
2025; Ord. 2025-16 § 1 (Exh. A §§ 1, 2), 2025)

New development (i.e., 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 21.22-1, in addition to the development standards in Part 3 of this Implementation Plan (Site Planning and Development Standards).

TABLE 21.22-3
DEVELOPMENT STANDARDS FOR VERTICAL AND HORIZONTAL MIXED-USE ZONING DISTRICTS

Additional
Development Feature MU-V MU-MM MU-CV/15th St. Regulations

Lot Dimensions (1)(2) Minimum dimensions required for each newly created lot.

Lot Area (2) 2,500 sq. ft. 10,000 sq. ft. 5,000 sq. ft.

Lot Width (2) 25 ft. 50 ft. 40 ft.

Density Range Minimum/maximum allowable density range for residential uses. (6)

Lot area required per unit Minimum: 1,631 Minimum: 1,631 Minimum: 1,631
(sq. ft.) (3) Maximum: 2,167 (5) Maximum: 2,167 Maximum: 2,167
For property (5)
beginning 100 ft.
north of Coast Hwy.

Floor Area Ratio (FAR) (4)

Mixed-use development Min. 0.35 Max. 0.50 Min. 0.25 Max. 0.50 Min. 0.25 Max. 0.50
for nonresidential for nonresidential for nonresidential
Max. 1.0 for Max. 1.0 for Max. 1.0 for
residential. residential. residential.

Nonresidential only 0.75 0.50 0.50

Residential only N/A N/A 1.5

Setbacks The distances below are minimum setbacks required for primary structures. See
Section 21.30.110 (Setback Regulations and Exceptions) for setback measurement,
allowed projections into setbacks, and exceptions.

Front 0 0 0

Side 0 0 0

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City of Newport Beach, CA § 21.22.030 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.030

TABLE 21.22-3
DEVELOPMENT STANDARDS FOR VERTICAL AND HORIZONTAL MIXED-USE ZONING DISTRICTS

Additional
Development Feature MU-V MU-MM MU-CV/15th St. Regulations

Side adjoining a residential 5 ft. 5 ft. 5 ft. district

Rear 0 0 0

Rear adjoining residential 5 ft. 5 ft. 5 ft.
district

Rear adjoining an alley 10 ft. 5 ft. 10 ft.

Bulkhead setback 10 ft. N/A

Open Space

Common open space Minimum 75 square feet/dwelling unit. (The minimum dimension (length and width)
shall be 15 feet.)

Private open space 5% of the gross floor area for each unit. (The minimum dimension (length and width)
shall be 6 feet.)

Separation distance Minimum distance between detached residential structures on same lot.

10 ft. 10 ft. 10 ft.

Height Maximum allowable height of structures without discretionary approval. See Section

Section 21.30.060(C) (Increase in Height Limit) for possible increase in height limit.

MU-V, MU-MM, and 26 ft. with flat roof, less than 3/12 roof pitch
MUCV/15th St. 31 ft. with sloped roof, 3/12 roof pitch or greater

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) The standards for minimum lot area and lot width are intended to regulate sites for development purposes
only and are not intended to establish minimum dimensions for the creation of ownership or leasehold (e.g.,
condominium) purposes.

(3) For the purpose of determining the allowable number of units, portions of legal lots that are submerged lands
or tidelands are included in land area of the lot.

(4) 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 of structures.

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City of Newport Beach, CA § 21.22.030 NEWPORT BEACH CODE § 21.22.030

Notes:

(5) The minimum density may be modified or waived through the approval of a coastal development permit. The
review authority may only waive or modify the minimum density upon making the finding that the subject
property contains unique site constraints that prevent the project from complying with this standard.

(6) Density bonuses may be granted in compliance with Chapter 21.32 (Density Bonus).

TABLE 21.22-4
DEVELOPMENT STANDARDS FOR WATERFRONT MIXED-USE ZONING DISTRICTS

Additional
Development Feature MU-W1 (3) MU-W2 Requirements

Lot Dimensions (1)(2) Minimum dimensions
required for each newly
created lot.

Lot Area

Mixed-use structures 20,000 sq. ft. 2,500 sq. ft.

Non-mixed-use structures 10,000 sq. ft. 2,500 sq. ft.

Lot Width

Mixed-use structures 200 ft. 25 ft.

Non-mixed-use structures 50 ft. 25 ft.

Density (4)(7) Minimum/maximum allowable density range for residential uses.

Lot area required per unit Minimum: 7,260 sq. ft. per Minimum: 1,631 sq. ft.
unit Maximum: 2,167 sq. ft. (6)

Floor Area Ratio (FAR) (5)

Mixed-use development Min. 0.35 and Max. 0.5 for Min. 0.35 and Max. 0.5 for
nonresidential uses. Max. 0.5 nonresidential. Max. 0.75
for residential uses. (3) for residential uses.
Max. 1.0 for mixed-use Lido Marina Village Min.
projects 0.35
Max. 0.7 for nonresidential
and 0.8 residential.

Nonresidential only 0.5 commercial only (3) 0.5 commercial only

Setbacks The distances below are minimum setbacks required for primary structures. See
Section 21.30.110 (Setback Regulations and Exceptions) for setback
measurement, allowed projections into setbacks, and exceptions.

Front 0 0

Side 0 0

Side adjoining a residential 5 ft. 5 ft.
district

Rear 0 0

Rear residential portion of mixed N/A 5 ft.
use

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City of Newport Beach, CA § 21.22.030 LOCAL COASTAL PROGRAM IMPLEMENTATION § 21.22.030

TABLE 21.22-4
DEVELOPMENT STANDARDS FOR WATERFRONT MIXED-USE ZONING DISTRICTS

Additional
Development Feature MU-W1 (3) MU-W2 Requirements

Rear nonresidential adjoining a N/A 5 ft.
residential district

Rear adjoining an alley N/A 10 ft.

Bulkhead setback 10 ft. 10 ft.

Open Space

Common open space Minimum 75 square feet/dwelling unit. (The minimum dimension (length and
width) shall be 15 feet.)

Private open space 5% of the gross floor area for each dwelling unit. (The minimum dimension
(length and width) shall be 6 feet.)

Separation distance Minimum distance between detached structures on same lot.

10 ft. 10 ft.

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.

26 ft. with flat roof, less than 3/12 roof pitch 31 ft. with
sloped roof, 3/12 roof pitch or greater

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) The standards for minimum lot area and lot width are intended to regulate sites for development purposes
only and are not intended to establish minimum dimensions for the creation of ownership or leasehold (e.g.,
condominium) purposes.

(3) A minimum of fifty (50) percent of the square footage in a mixed-use development shall be used for
nonresidential uses.

(4) For the purpose of determining the allowable number of units, portions of legal lots that are submerged lands
or tidelands shall be included in land area of the site.

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

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City of Newport Beach, CA § 21.22.030 NEWPORT BEACH CODE § 21.22.030

Notes:

(6) The minimum density may be modified or waived through the approval of a coastal development permit. The
review authority may only waive or modify the minimum density upon making the finding that the subject
property contains unique site constraints that prevent the project from complying with this standard.

(7) Density bonuses may be granted in compliance with Chapter 21.32 (Density Bonus).

(Ord. 2016-19 § 9 (Exh. A)(part), 2016; Ord. 2024-21 § 1 (Exh. A(6, 7)), 2024; Ord. 2025-14 § 1 (Exh. A §§ 5, 6), 2025)

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City of Newport Beach, CA