HomeMy WebLinkAboutLAND USE_EC and Background Analysis_May 2024
Land Use Element Existing Conditions and
Background Analysis
General Plan Update
MAY 2024
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CITY OF NEWPORT BEACH
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Newport Beach, California 92660
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Table of Contents
SECTION PAGE NO.
Acronyms, Abbreviations, Key Terms ............................................................................................................................... v
1 Executive Summary.............................................................................................................................................. 7
2 Introduction .......................................................................................................................................................... 8
2.1 Overview .................................................................................................................................................. 8
2.2 Purpose and Process ............................................................................................................................. 8
2.3 Geography and Planning Area ............................................................................................................... 8
3 General Plan Review ......................................................................................................................................... 10
3.1 Land Use .............................................................................................................................................. 10
3.2 Harbor and Bay .................................................................................................................................... 11
3.3 Housing ................................................................................................................................................ 12
3.4 Historical Resources ........................................................................................................................... 13
3.5 Circulation ............................................................................................................................................ 13
3.6 Recreation ............................................................................................................................................ 14
3.7 Natural Resources ............................................................................................................................... 15
3.8 Safety ................................................................................................................................................... 16
3.9 Noise .................................................................................................................................................... 17
4 Regulatory Review ............................................................................................................................................. 19
4.1 State ..................................................................................................................................................... 19
4.1.1 Land Use Element Guidelines ............................................................................................... 19
4.1.2 California Coastal Commission ............................................................................................. 20
4.2 Regional ............................................................................................................................................... 20
4.2.1 Airport Land Use Compatibility .............................................................................................. 20
4.2.2 Water Supply .......................................................................................................................... 21
4.3 Local ..................................................................................................................................................... 21
4.3.1 Zoning Ordinance ................................................................................................................... 21
4.3.2 Charter Section 423 .............................................................................................................. 22
4.3.3 Local Coastal Program and Implementation Plan ............................................................... 22
4.3.4 Concurrent Land Use Amendment ....................................................................................... 22
4.3.5 Specific Plans ........................................................................................................................ 23
5 Existing Conditions ............................................................................................................................................ 25
5.1 Development ....................................................................................................................................... 25
5.1.1 Residential ............................................................................................................................. 27
5.1.2 Commercial and Industrial .................................................................................................... 28
5.1.3 Public Facilities and Utilities ................................................................................................. 30
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5.1.4 Institutional ............................................................................................................................ 30
5.1.5 Parks and Open Space .......................................................................................................... 30
5.1.6 Other Land Uses .................................................................................................................... 31
5.1.7 Sphere of Influence ............................................................................................................... 32
5.2 Land Use Designations ....................................................................................................................... 34
5.2.1 Residential ............................................................................................................................. 41
5.2.2 Commercial and Mixed-Use .................................................................................................. 42
5.2.3 Industrial and Airport Supporting .......................................................................................... 42
5.2.4 Public, Semi-Public, and Institutional ................................................................................... 42
5.2.5 Specific Plans ......................................................................................................................... 43
5.3 Land Use Needs .................................................................................................................................. 47
6 Issues and Opportunities .................................................................................................................................. 48
6.1 Constraints to Land Use Changes ...................................................................................................... 48
6.2 Opportunities for Land Use Changes ................................................................................................. 48
7 Recommendations ............................................................................................................................................ 50
7.1 General Plan Consistency ................................................................................................................... 50
7.2 Community Priorities ........................................................................................................................... 50
7.3 Balanced Communities ....................................................................................................................... 50
TABLES
Table 1. Anticipated Housing Opportunity Overlay Zoning District Rezone ................................................................. 23
Table 2. Inventory of Existing Land Uses and Development ........................................................................................ 25
Table 3. Land Use Designation Categories ................................................................................................................... 34
FIGURES
Figure 1. Planning Area and Sphere of Influence. ........................................................................................................... 9
Figure 2 Existing Land Uses and Development. ........................................................................................................... 27
Figure 3. Existing Residential Development Density. ................................................................................................... 28
Figure 4. Existing Non-Residential Development Intensity. ......................................................................................... 29
Figure 5. Existing Public, Semi-Public, and Institutional Development ....................................................................... 31
Figure 6. Existing Land Uses and Development in Sphere of Influence ..................................................................... 33
Figure 7. Total Percentage of Acreage per Land Use Category ................................................................................... 40
Figure 8. Land Use Designations in Newport Beach .................................................................................................... 41
Figure 9. Santa Ana Heights Specific Planning Area .................................................................................................... 45
Figure 10. Land Use Designations in the Santa Ana Heights Specific Planning Area ................................................ 46
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Acronyms, Abbreviations, Key Terms
Acronym/Abbreviation/Term Expanded Form
AELUP Airport Environs Land Use Plan
CCC California Coastal Commission
City City of Newport Beach
FAR floor area ratio
Imp. Implementation Plan
LCP Local Coastal Program
Orange LAFCO Local Agency Formation Commission of Orange County
RHNA Regional Housing Needs Assessment
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1 Executive Summary
Land use planning guides the ultimate pattern of development for Newport Beach and interacts with all other
elements of planning by designating the general distribution of different land uses, including residential,
commercial, industrial, agricultural, and open space. Therefore, thoughtful and equitable land use planning
decisions provide opportunities to improve public health, reduce infrastructure costs, enhance local economies,
and address long-term environmental issues such as climate change and water resources. Because Newport Beach
is largely developed, the City of Newport Beach General Plan Land Use Element focuses on strategically
accommodating population and employment growth while preserving its distinguishing and valued qualities.
Policies and goals of the Land Use Element directly affect the establishment and maintenance of the
neighborhoods, districts, corridors, and open spaces that distinguish and contribute to Newport Beach’s livability,
vitality, and image.
This existing conditions and background analysis (report) provides an overview of land use in Newport Beach,
including adopted land use policies, and State, regional, and local regulatory and programmatic requirements, such
as the Airport Environs Land Use Plan for John Wayne Airport and the Newport Beach Local Coastal Plan. In addition,
this report assesses existing land uses and development in Newport Beach, the General Plan’s land use
designations, and how projected land use and development needs compare. The assessment compares existing
development to the maximum development capacity permitted under the land use designations.
There are currently 30 land use designations in Newport Beach, classified into seven primary use categories:
Residential Neighborhoods; Commercial Districts and Corridors; Commercial Office Districts; Industrial Districts;
Airport Supporting Districts; Mixed-Use Districts; and Public, Semi-Public, and Institutional. The Land Use Element
defines each land use designation and specifies the primary land use categories, types of uses, and the
densities/intensities to be permitted throughout Newport Beach.
One of the primary influences to the updated Land Use Element is the Housing Element Implementation Plan, which has
a separate but parallel amendment to the adopted Land Use Element to support housing production in areas identified
by the adopted Housing Element. The Implementation Plan will provide increased housing capacity for approximately
8,000 housing units. If approved, additional land use changes may be needed to support future residents.
Although future planned residential units present an opportunity to increase community-serving uses, such as retail,
employment, and entertainment, additional planned growth must consider a balanced approach. Changes in land
use that would be considered “significant increases” could require voter approval that could prove challenging.
Further, changes in land use may be limited due to the portions of Newport Beach that are in the coastal zone and
because of Newport Beach’s proximity to John Wayne Airport. Although there are constraints, potential land use
changes can strategically capitalize on planned improvements, such as public facilities. Further, an amendment to
the adopted Land Use Element could prioritize the types of development that the community most values.
Recommended changes to the adopted Land Use Element that should be considered through the General Plan
Update process include providing land uses that detail planned densities and intensities, providing a balance of
appropriately planned land uses that prioritize the aspirations of the community, and ensuring that land uses will
meet existing and planned needs without making implementation infeasible.
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2 Introduction
Land use planning is one of the most important tools and determinants in improving public health, enhancing local
economies, addressing long-term environmental issues, addressing safety issues, conserving land for parkland,
and guiding development to support projected populations and shifting demographics of Newport Beach residents.
As the community continues to grow and development opportunities are limited, planning for land in Newport Beach
will need to balance the community’s vision with regulatory consideration for accommodating the City of Newport
Beach’s (City) fair share of housing needs in Southern California.
2.1 Overview
This report provides an overview of the provisions of the Land Use Element from the City’s adopted General Plan. This
includes a description of the framework for consistency with local, State, and Federal regulations; ongoing amendments
to the adopted Land Use Element; existing development distribution compared to land use designations in Newport
Beach; and a high-level overview of needs and key issues and opportunities for land use planning and decisions.
2.2 Purpose and Process
A Land Use Element designates the proposed general distribution, location, and extent of the uses of land for
housing, business, industry, open space (including agriculture, natural resources, recreation, and enjoyment of
scenic beauty), education, public buildings and grounds, solid and liquid waste disposal facilities, greenways, and
other categories of public and private uses of land. It serves as the central organizing element for the General Plan
as a whole, and it reflects land use distributions and conforms to the goals and policies of all other elements in the
General Plan. For example, the Land Use Element must accommodate specific land uses identified in the Natural
Resources Element, and identify waterways used for flood management identified in the Safety Element. Specific
goals and policies related to land uses from other elements in the City’s adopted General Plan are identified in
Chapter 3, General Plan Review.
The process for updating the Land Use Element is multifaceted. There are several statutory requirements and
related considerations that must be examined to develop appropriate policies that address identified needs and
opportunities while balancing the community’s vision for and preserving the character of Newport Beach. This
existing conditions and background report is the first step in updating the adopted Land Use Element. It identifies
the current land distribution; development patterns; ongoing amendments; and local, State, and Federal regulatory
requirements to identify issues and opportunities from a data-driven perspective. Community engagement and
visioning are critical components of updating a General Plan. During the final steps before developing a Land Use
Element, the needs and opportunities identified in related General Plan elements, including the Vision Element, are
considered to inform and create the goals and policies of the Land Use Element.
2.3 Geography and Planning Area
The City’s Planning Area is the identified boundary and extent for which the General Plan provides policies. As shown
in Figure 1, Planning Area and Sphere of Influence, the Planning Area includes the areas within the existing City
boundary, including waterways and its Sphere of Influence. The Sphere of Influence is considered in the
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development of the Land Use Element because it encompasses the area most likely to be the ultimate physical
boundaries and service area of local government agencies, as determined by the Local Agency Formation
Commission of Orange County (Orange LAFCO). Section 5.1.7, Sphere of Influence, provides a description of existing
developed land uses within the Sphere of Influence.
Newport Beach is in the Southern California region within the western edge of Orange County, adjacent to the Pacific
Ocean. It is generally bordered by Costa Mesa to the northwest, Irvine to the northeast, and unincorporated portions
of Orange County and Laguna Beach to the southeast. Newport Beach is surrounded by natural landscape, including
ecological preserves and marine conservation areas, State parks, and the Pacific Ocean. Although the landscape
provides open space and recreational opportunities and promotes public health, it also constraints the City from
identifying such areas for the development of housing and employment-generating land uses.
Figure 1. Planning Area and Sphere of Influence.
Source: City of Newport Beach GIS data. https://www.newportbeachca.gov/government/departments/
city-manager-s-office/information-technology-city-division/gis-mapping/data-catalog
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3 General Plan Review
The City’s adopted General Plan is organized into 10 chapters, or “elements.” Each element of the General Plan
presents an overview of its scope; a summary of conditions; and planning issues, goals, and policies. Although the
General Plan consists of individual elements, each of which addresses a specific area of concern, it also embodies
a comprehensive and integrated planning approach. As such, a summary of the components included in the City’s
adopted Land Use Element, as well as an overview of other elements of the General Plan that have goals and
policies that overlap with those of the Land Use Element, are provided in the sections that follow. Information for
this chapter is based on the City of Newport Beach General Plan, adopted in 2006.
3.1 Land Use
Consistent with State law, the City’s Land Use Element provides guidance regarding the ultimate pattern of
development for Newport Beach by designating the general distribution, location, and extent (including standards
for population density and building intensity) of the uses of land for housing, business, industry, agriculture, open
space, public facilities, and other categories of public and private uses. The primary purpose of the Land Use
Element is to identify the goals, policies, and standards of the General Plan that will guide the physical growth of
Newport Beach. As such, it is based on and correlates with the policies from all General Plan elements into a set of
coherent development policies, which serve as the central organizing element for the General Plan as a whole.
The Land Use Element includes three main components:
Introduction: The introduction includes the purpose and general objectives of the Land Use Element, as
well as the overall relationship between the element’s development policies and the policies from all
elements of the General Plan as a whole.
Existing Land Use Overview: Newport Beach’s unique physical setting, which offers many visual,
recreational, and environmental resources, has influenced the type and form of diverse land uses within
the community. This section of the Land Use Element provides an overview of Newport Beach’s existing
land use patterns, and briefly summarizes the general development patterns for Newport Beach’s existing
residential, retail, office, industrial, and recreational and open space uses.
Goals and Policies: The overall focus of the Land Use Element is a conservative growth strategy emphasizing
the importance of maintaining neighborhoods, districts, corridors, and open spaces that distinguish and
contribute to the City’s livability, vitality, and image. As such, rather than generally distinguishing a range of
densities permitted within a land use designation, the adopted Land Use Element approaches its policies
for development of individual parcels as inseparable from those that address how they will fit together to
create places that are valued by the City’s residents. The Land Use Element contains 29 goals with
accompanying development policies that aim to guide land use development within Newport Beach. The
goals and policies in the Land Use Element pertain to how existing development is going to be maintained
and enhanced, and new development will occur.
Goals and corresponding policies are grouped into seven categories to address the following:
- Role and Character of Newport Beach (“Who We Are”): including goals and policies that address
Newport Beach’s unique environment, Citywide identity, natural resources, growth management,
economic health, and public views.
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- Uses to Be Accommodated (“What Uses Contribute to Our Community?”): including goals and policies
for a diversity of uses that support the needs of residents, sustain and enhance the economy, provide
job opportunities, serve visitors that enjoy the City’s diverse recreational amenities, and protect its
important environmental setting, resources, and quality of life.
- Organization and Form of Uses (“How Are Land Uses Distributed?”): including goals and policies that
promote a development pattern that retains and complements the City’s residential neighborhoods,
commercial and industrial districts, open spaces, and natural environment.
- Land Use Plan and Diagram: including goals and policies that establish the City’s Land Use Plan, which
depicts the general distribution of uses throughout Newport Beach; specific use categories for each parcel
within defined Statistical Areas; and the Land Use Plan categories, which specify the primary land use
categories, types of uses, and, for certain categories, the densities/intensities that may be permitted on
any parcel within the land use designations. The permitted densities/intensities or amount of
development for certain land use categories are not generally determined and are instead specified on
the Land Use Plan Statistical Area map, which conveys maximum and, in some cases, minimums that
may be permitted on any parcel within the designation. Additionally, the Land Use Plan and Diagram
determine precise development limits for certain parcels, which are referred to “Anomaly Locations.”
- Community Character (“Maintaining the Character of Our Neighborhoods and Districts”): including
goals and policies that provide for the maintenance and enhancement of Newport Beach’s residential
neighborhoods, commercial districts, employment centers, corridors, and open spaces, ensuring that
new development complements and reinforces these characteristics.
- All Neighborhoods, Districts, and Corridors: including goals and policies that support neighborhoods,
districts, and corridors that contain a diversity of uses and buildings that are mutually compatible and
enhance the quality of Newport Beach’s environment.
- Neighborhoods, Districts, and Corridors (“Places That Distinguish Newport Beach”): including goals
and policies that provide for the management of growth and change of existing neighborhoods,
districts, corridors, and public and civic uses.
3.2 Harbor and Bay
The Harbor and Bay Element are intended to guide the content of regulations related to development of, and the
activities conducted on, the water, as well as land-use decisions related to waterfront property around Newport
Harbor. Goals and policies within the Harbor and Bay Element aim to preserve the diversity and charm of existing
uses without unduly restricting the rights of waterfront property owners, and are organized to address water- and
land-related issues, provision of public access, water quality and environmental issues, visual characteristics, and
the administration of Newport Harbor and Newport Bay.
Goals and policies in the Harbor and Bay Element that are related to those in the Land Use Element include the following:
Goal HB 1: Preservation of the diverse uses of the Harbor and the waterfront that contribute to the charm and
character of Newport Bay, and that provide needed support for recreational boaters, visitors, and residents.
(See corresponding policies HB 1.1 and HB 1.2)
Goal HB 2: Retention of water-dependent and water-related uses and recreational activities as primary uses of
properties fronting on the Harbor. (See corresponding policies HB 2.1 through HB 2.6)
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Goal HB 3: Enhanced and updated waterfront commercial areas. (See corresponding policies HB 3.1 through HB 3.3)
Policy HB 5.1: Marinas and Dry Boat Storage Facilities: Protect and, where feasible through the use of new
designs and technology, enhance and expand marinas and dry boat storage facilities. (Imp. 2.1, 21.1)
Goal HB 6: Provision and maintenance of public access for recreational purposes to the City’s coastal resources
(Goal R9). (See corresponding policies HB 6.1 through HB 6.5)
Policy HB 7.4: Public Uses within Upper Newport Bay Ecological Reserve: Maintain public use of the Upper
Newport Bay Ecological Reserve to the extent such use is consistent with the preservation of
sensitive resources. (Policy NR 16.5) (Imp. 2.1, 23.1)
Policy HB 8.16: Siting of New Development: Require that development be located on the most suitable
portion of the site and designed to ensure the protection and preservation of natural and sensitive
site resources that provide important water quality benefits. (Policy NR 3.16) (Imp. 3.1 6.1)
Goal HB 9: Adequate harbor access for coastal-dependent harbor maintenance equipment and facilities. (See
corresponding policies HB 11.1 and HB 11.2)
Goal HB 11: Adequate harbor access for coastal-dependent harbor maintenance equipment and facilities. (See
corresponding policies HB 11.1 and HB 11.2)
3.3 Housing
The General Plan Housing Element addresses issues, goals, and policies related to ensuring an adequate supply of
housing opportunities for all residents. Unlike the other General Plan elements, State law sets forth specific
regulations regarding the content and breadth of the Housing Element. Typically Housing Elements must be updated
every 8 years in response to Regional Housing Needs Assessment cycles established by the State Department of
Housing and Community Development. In accordance with State law, the City adopted the 6th Cycle Housing
Element for the 2021–2029 planning cycle in September 2022, and received final certification in October 2022.
Under State law, a Land Use Element must designate the proposed general distribution and general location and
extent of the uses of the land for housing. Because the Housing Element describes the specific goals, policies, and
programs to assist the City in achieving its long-term housing objectives, numerous goals and policies relate to
those in the Land Use Element, including the following:
Policy HP 1.1: Identify a variety of sites to accommodate housing growth need by income categories to
serve the needs of the entire community. (See corresponding policy actions 1A through 1K)
Policy HP 4.1: Mitigate potential governmental constraints to housing production and affordability by
increasing the City’s role in facilitating construction of market-rate housing and affordable housing
for all income groups. (See corresponding policy actions 4E, 4H through 4L)
Policy HP 6.1: Encourage approval of housing opportunities for senior citizens and other special
needs populations.
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Policy HP 7.1: Support fair and equal housing opportunities, and environmental justice considerations for
all housing opportunities in the City.
3.4 Historical Resources
The City’s Historical Resources Element addresses the protection and sustainability of Newport Beach’s historic
and paleontological resources. Goals and policies included in the Historical Resources Element are intended to
recognize, maintain, and protect the community’s unique historical, cultural, and archeological sites and structures.
As such, goals and policies in the Historical Resources Element relate to those in the Land Use Element that involve
maintaining the character of neighborhoods and districts, including the following:
Policy HR 1.2: Preservation or Re-Use of Historical Structures: Encourage the preservation of structures
listed on the National Register of Historic Places and/or the list of California Historical Landmarks,
and/or the Newport Beach Register of Historical Property. Provide incentives, such as grading
reductions or waivers of application fees, permit fees, and/or any liens placed by the City to
properties listed in the National or State Register or the Newport Beach Register of Historical
Property in exchange for preservation easements. (Imp. 8.2, 29.2)
Policy HR 1.4: Adaptive Re-use: Encourage alternatives to demolition of historical sites or structures by
promoting architecturally compatible rehabilitation or adaptive re-use. Provide incentives such as
permit and application fee waivers, flexible building requirements and free technical advice by
person(s) qualified in historical preservation. (Imp. 8.2, 29.2)
Policy HR 1.5: Historical Elements within New Projects: Require that proposed development that is located
on a historical site or structure incorporate a physical link to the past within the site or structural
design, if preservation or adaptive reuse is not a feasible option. For example, incorporate historical
photographs or artifacts within the proposed project or preserve the location and structures of
existing pathways, gathering places, seating areas, rail lines, roadways, or viewing vantage points
within the proposed site design. (Imp. 29.2)
3.5 Circulation
The City’s Circulation Element, which was last updated in October 2022, addresses the movement of people and goods
via automobiles, transit, bicycles, and other modes. It addresses key issues, such as trip reduction; parking; bicycle,
pedestrian, and equestrian access; traffic flow; transportation improvements and funding; traffic safety; and
enhancement of public water transportation services. Under State law, the Circulation Element must correlate with the
Land Use Element. As such, the goals and policies in the Circulation Element are balanced with the goals and policies of
the Land Use and Housing Elements to provide a correlation between land use and transportation planning. In the City’s
General Plan, several goals and policies in the Circulation Element demonstrate connectivity between land uses in
Newport Beach or provide direction for new development to respond to any changes in land use. Some examples of goals
in the Circulation Element that correspond to access of certain land uses are the following:
Goal CE 1.1: An overall transportation system that facilitates the movement of people and goods within and
through the City of Newport Beach and accommodates conservative growth within the City of Newport
Beach but is not expanded primarily to accommodate growth in the surrounding region.
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Goal CE 2.1: A roadway system with no significant gaps that provides for the efficient movement of goods and people
in the City of Newport Beach, while maintaining the community’s character and its residents’ quality of life.
Goal CE 2.4: Truck routes that support goods movement to and from land use in the City while minimizing adverse
impacts to residents or businesses.
Examples of policies in the Circulation Element that correlate with the Land Use Element include the following:
Policy CE 1.1.2: Integrated System of Multiple Modes: Provide an integrated transportation system that
supports the land use plan set forth in the Land Use Element. (Imp. 2.1)
Policy CE 5.2.5: Travel Mode Connectivity: Ensure all active transportation networks are linked and provide
connectivity between transit, transit centers, and other major land uses such as village areas,
commercial centers, activity nodes, recreation facilities, schools, parks, and institutions so that
residents can travel within the community without driving. (Imp. 16.8, 16.11, 20.1)
Policy CE 7.1.6: Public Right of Way Curbside Management: Review areas with commercial uses (such as
retail, restaurant, and hospitality) to incorporate strategies to accommodate novel use of curb side
right of way to reduce passenger car use through drop-off or valet and accommodate rideshare as
well as delivery activities where appropriate. (Imp. 16.10)
Policy CE 8.1.5: Expanded Parking in Corona del Mar: Permit conversion of Corona del Mar residential lots
adjacent to commercial areas and commercial lots for parking to support commercial uses.
Encourage continued use of existing parking on residential zoned lots, as well as existing shared
parking lots. (Imp. 2.1, 8.1, 8.2, 24.1)
Policy CE 8.1.7: Avon Street Municipal Parking Lot Relocation: Consider relocation of the Avon Street
municipal lot to better serve commercial uses in Mariners’ Mile. (Imp. 2.1, 16.10)
Policy CE 8.1.8: Public Use of Private Parking Facilities: Encourage the use of commercial, office, and
institutional parking areas for use as public parking to serve coastal recreational areas during
weekends and holidays, in conjunction with public transit or shuttles where appropriate. (Imp. 8.1,
8.2, 16.10)
Policy CE 8.1.12: Parking for Marine Recreational Users: Provide adequate parking as necessary in the
vicinity of visitor serving marine uses, including marinas, water transportation terminals, boat
ramps, as well as parking suitable for service vehicles in commercial marinas and berthing areas.
(Imp. 16.12)
Policy CE 8.1.7: Avon Street Municipal Parking Lot Relocation: Consider relocation of the Avon Street
municipal lot to better serve commercial uses in Mariners’ Mile. (Imp. 2.1, 16.10)
3.6 Recreation
The City’s Recreation Element addresses the provision of parklands and recreation programs. Specific recreational
issues and policies contained in the Recreation Element include parks and recreation facilities, recreation
programs, shared facilities, coastal recreation and support facilities, marine recreation, and public access. The
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primary purpose of the Recreate Element is to ensure that the balance between the provision of sufficient parks
and recreation facilities are appropriate for the residential and business population of Newport Beach. The City’s
Land Use Element projects additional population increases through infill development, intensification of existing
uses, and annexations. In addition, the Land Use Element allows for higher-density development within Newport
Beach where opportunities for different types of park and recreational facilities may arise. Therefore, the Recreation
Element includes policies that aim to address any unmet park and recreation needs of the present population and
the future demand for recreation facilities. Examples of goals and policies in the Recreation Element that are related
to the Land Use Element include the following:
Goal R 1: Provision of Facilities: Provision of adequate park and recreation facilities that meet the recreational
needs of existing and new residents of the community. (See corresponding Policies R 1.1 and R 1.2)
Policy R 2.2: Preservation of Public Parkland: Protect public parkland from non-recreational uses; any loss
of parkland through governmental action shall be replaced in-kind. (Imp. 23.1)
Policy R 5.6: New Joint-Use Facilities: Explore use of government-owned surplus or remnant parcels for
public park use. (Imp. 14.3, 14.8, 23.1)
Policy R 2.2: Preservation of Public Parkland: Protect public parkland from non-recreational uses; any loss
of parkland through governmental action shall be replaced in-kind. (Imp. 23.1)
Policy R 6.1: Preservation of Public Parkland: Protect recreational opportunities along the coast and
beaches from nonrecreational uses. Where feasible, expand and enhance recreational
opportunities along the coast and beaches. (Imp. 23.1, 21.4)
Policy R 6.3: Recreational Commercial Uses: Allow recreational commercial uses in commercial areas
adjacent to beaches and the bay. (Imp. 2.1)
Policy R 7.2: Facilities and Services Location: Distribute support facilities and services in coastal areas to
avoid overcrowding and overuse by the public. (Imp. 2.1, 23.1)
Policy R 8.2: Provision of New Facilities: Provide additional marine recreational, educational and support
facilities and opportunities as feasible. (Imp. 21.1, 23.1)
3.7 Natural Resources
The City’s Natural Resources Element provides direction regarding the conservation, development, and utilization
of natural resources. The Natural Resources Element addresses water supply (as a resource) and water quality
(includes bay and ocean quality, and potable drinking water), air quality, terrestrial and marine biological resources,
open space, mineral resources, visual resources, and energy, and provides goals and policies for their preservation,
development, and wise use. Several policies in the Natural Resources Element, such as those that affect siting and
development, public uses and open space, and preservation of visual resources, relate to those in the Land Use
Element, including the following:
Policy NR 6.1: Walkable Neighborhoods: Provide for walkable neighborhoods to reduce vehicle trips by siting
amenities such as services, parks, and schools in close proximity to residential areas. (Imp. 1.2, 2.1)
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Policy NR 6.2: Mixed-Use Development: Support mixed-use development consisting of commercial or office
with residential uses in accordance with the Land Use Element that increases the opportunity for
residents to live in proximity to jobs, services, and entertainment. (Imp. 1.2, 2.1)
Policy NR 10.5: Development in Areas Containing Significant or Rare Biological: Limit uses within an area
containing any significant or rare biological resources to only those uses that are dependent on
such resources, except where application of such a limitation would result in a taking of private
property. If application of this policy would likely constitute a taking of private property, then a non-
resource-dependent use shall be allowed on the property, provided development is limited to the
minimum amount necessary to avoid a taking and the development is consistent with all other
applicable resource protection policies. Public access improvements and educational,
interpretative and research facilities are considered resource dependent uses. (Imp. 2.1)
Policy NR 16.5: Public Uses within Upper Newport Bay Ecological Reserve. Maintain public use of the Upper
Newport Bay Ecological Reserve to the extent such use is consistent with the preservation of
sensitive resources. (Policy HB 7.4) (Imp. 2.1, 23.1)
Goal NR 17: Maintenance and expansion of designated open space resources. (See corresponding Policies
NR 17.1 through NR 17.3)
Goal NR 22: Maintain the intensity of development around Newport Bay to be consistent with the unique character
and visual scale of Newport Beach.
3.8 Safety
The primary goal of the City’s Safety Element is to reduce the potential risk of death, injuries, property damage, and
economic and social dislocation resulting from natural and human-induced hazards. The Safety Element specifically
addresses coastal hazards, geologic hazards, seismic hazards, wildland and urban fire hazards, hazardous
materials, disaster planning, aviation hazards, and flood hazards, and identifies areas subject to flooding. The
Safety Element also includes policies and programs to minimize impacts, including several policies that provide
direction for new development and existing land uses that aim to respond to adverse effects resulting from natural
and human-induced hazards. Examples of Safety Element policies that are related to those in the Land Use Element
include the following:
Policy S 3.5: Protection of Coastal-Dependent Uses: Permit revetments, breakwaters, groins, harbor
channels, seawalls, cliff retaining walls and other structures altering natural shoreline processes
or retaining walls when required to serve coastal-dependent uses or to protect existing structures
or public beaches in danger from erosion and when designed to eliminate or mitigate adverse
impacts on local shoreline sand supply. (Imp. 21.1)
Policy S 4.4: New Essential Facility Siting: Regulate the location of new essential facilities within areas that
would directly be affected by seismic or geologic hazards, in accordance with state law. (Imp. 2.1)
Policy S 4.5: New Essential Facility Siting: Regulate the location of new sensitive facilities such as schools,
hospitals, and facilities for the elderly population, within 500 feet to active and potentially active
faults, in accordance with state law. (Imp. 2.1)
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Policy S 5.1: New Development Design within 100-year: Require that all new development within 100-year
floodplains incorporate sufficient measures to mitigate flood hazards including the design of onsite
drainage systems that are connected with the City’s storm drainage system, gradation of the site
such that runoff does not impact adjacent properties, and buildings are elevated. (Imp. 6.1)
Policy S 6.3: New Development Design: Site and design new development to avoid the need to extend fuel
modification zones into sensitive habitats. (Imp. 2.1, 6.1)
Policy S 7.5: Siting of Sensitive Uses: Develop and implement strict land use controls, performance
standards, and structure design standards including development setbacks from sensitive uses
such as schools, hospitals, day care facilities, elder care facilities, residential uses, and other
sensitive uses that generate or use hazardous materials. (Imp. 2.1)
Policy S 8.5: Limit John Wayne Airport Expansion: Oppose any facility expansions that would increase air
operations at John Wayne Airport, except those described in the Settlement Agreement Extension.
(Imp. 14.3)
Policy S 8.6: John Wayne Airport Traffic Pattern Zone: Use the most currently available John Wayne Airport
(JWA) Airport Environs Land Use Plan (AELUP) as a planning resource for evaluation of land use
compatibility and land use intensity in areas affected by JWA operations. In particular, future land
use decisions within the existing JWA Clear Zone/Runway Protection Zone (Figure S5) should be
evaluated to minimize the risk to life and property associated with aircraft operations. (Imp. 14.3)
Policy S 9.7: Existing Development within 100-year Flood Zones: Implement flood warning systems and
evacuation plans for areas that are already developed within 100-year flood zones. (Imp. 28.2)
3.9 Noise
The City’s Noise Element identifies noise-sensitive land uses and noise sources, and defines areas of noise impact.
Goals and policies within the Noise Element provide a framework to ensure that Newport Beach residents will be
protected from excessive noise intrusion. These policies are designed to maintain compatible land uses and
environmental noise levels. Examples of goals and policies in the Noise Element that integrate noise considerations
into land use planning include the following:
Policy N 1.1: Noise Compatibility of New Development: Require that all proposed projects are compatible
with the noise environment through use of Table N2, and enforce the interior and exterior noise
standards shown in Table N3. (Imp. 2.1)
Policy N 1.4: New Developments in Urban Areas: Require that applicants of residential portions of mixed-
use projects and high density residential developments in urban areas (such as the Airport Area
and Newport Center) demonstrate that the design of the structure will adequately isolate noise
between adjacent uses and units (common floor/ceilings) in accordance with the California
Building Code. (Imp. 7.1)
Policy N 1.7: Commercial/Entertainment Uses: Limit hours and/or require attenuation of commercial/
entertainment operations adjacent to residential and other noise sensitive uses in order to
minimize excessive noise to these receptors. (Imp. 2.1, 8.1, 8.2)
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Policy N 2.2: Design of Sensitive Land Uses: Require the use of walls, berms, interior noise insulation,
double paned windows, or other noise mitigation measures, as appropriate, in the design of new
residential or other new noise sensitive land uses that are adjacent to major roads. Application of
the Noise Standards in Table N3 shall govern this requirement. (Imp. 7.1)
Policy N 3.1: New Development: Ensure new development is compatible with the noise environment by
using airport noise contours no larger than those contained in the 1985 JWA Master Plan, as guides
to future planning and development decisions. (Imp. 2.1, 3.1, 4.1)
Policy N 3.2: Residential Development: Require that residential development in the Airport Area be located
outside of the 65 dBA CNEL noise contour no larger than shown in the 1985 JWA Master Plan and
require residential developers to notify prospective purchasers or tenants of aircraft overflight and
noise. (Imp. 2.1, 3.1, 4.1)
Policy N 4.2: New Uses: Require that new uses such as restaurants, bars, entertainment, parking facilities,
and other commercial uses where large numbers of people may be present adjacent to sensitive
noise receptors obtain a use permit that is based on compliance with the noise standards in
Table N3 and the City’s Municipal Code. (Imp. 2.1)
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4 Regulatory Review
Land Use Elements are mandated by State General Plan requirements, and there are also State, regional, and local
policies, programs, and regulations that support and influence Land Use Elements. This chapter outlines key
requirements, policies, and programs as they relate to the Land Use Element.
4.1 State
Land Use Elements are a required element of General Plans. They designate the proposed general distribution,
location, and extent of the uses of land for housing, business, industry, open space, and other categories of public
and private uses of land. In addition to State land use regulations, other regulations can influence land use.
4.1.1 Land Use Element Guidelines
Land Use Elements and their requirements are mandated by the State, although there are certain aspects that the
State recommends or incentivizes. The California Governor’s Office of Planning and Research is required to adopt
and periodically revise the State General Plan Guidelines for the preparation and content of General Plans for all
cities and counties in California, consistent with Government Code Section 65302, which establishes the content,
statutory requirements, and consultation for the General Plan.
The guidelines provided by the Office of Planning and Research focus on the importance of the Land Use Element
to implement policies from other elements related to land use. For example, elements related to conservation,
noise, and circulation should serve as guides for establishing a pattern of land use that minimizes the exposure of
residents to excessive noise. Additionally, the guidelines emphasize the needs for a land use plan to implement the
Regional Housing Needs Allocation and consider population growth and trends, community and regional
demographics, the local mix of jobs and housing, economic trends, and infrastructure needs. Government Code
Sections 65302–65302(a) specifically required the Land Use Element to designate the proposed general
distribution, location, and extent of land uses, and need to provide a diagram or diagrams for the following:
Housing, business, and industry
Open space, including agricultural land, watersheds, natural resources, and recreation
Recreation facilities and opportunities
Educational facilities
Public buildings and grounds
Future solid and liquid waste facilities
Greenways
Timberland Preserve Zone lands
Areas subject to flooding, identified by either flood plain mapping prepared by the Federal Emergency
Management Agency or the California Department of Water Resources, or mapped flood areas adopted by
the local community on Flood Insurance Rate Maps
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Military land use compatibility and impacts to military readiness
Other categories of public and private uses of land, such as marine protected areas
4.1.2 California Coastal Commission
The California Coastal Act is a State law that governs development in the coastal zone, and the California Coastal
Commission (CCC) is the State agency that implements the California Coastal Act. The CCC maintains regulatory
authority and permitting jurisdiction over the use of land and water in the coastal zone until a local government
prepares a Local Coastal Program (LCP) that includes both a Land Use Plan and an Implementation Plan. Generally,
the Land Use Plan is either a portion of a city’s General Plan or a distinct plan that indicates the kinds, locations,
and intensities of land uses in that city’s coastal zone and includes resource protection and development policies.
The Implementation Plan is made up of zoning ordinances and maps that implement and further delineate the
policies of the Land Use Plan, and it can be a distinct ordinance or part of a city’s larger zoning code. After approval
of the LCP by the local government, the CCC reviews the LCP for consistency with the policies of the California
Coastal Act and certifies it. Once a local government’s LCP is certified, the CCC delegates permitting authority for
development within the coastal zone to that local government. The LCP is the standard regulatory and permitting
guide for development in a city’s coastal zone. The Newport Beach LCP was certified by the CCC in 2017 and is
further discussed in Section 4.3.3.
4.2 Regional
Regional influences can help to inform local land use policies and decisions. A variety of agencies, uses, regulations,
and resources at the regional scale influence land use in Newport Beach and are further discussed in this section.
4.2.1 Airport Land Use Compatibility
In 1967 the California State Legislature authorized the creation of Airport Land Use Commissions to protect the
public health and safety within areas around public airports.1 The specific commissions are established at the
county level, governed by Public Utility Code Section 21670, which must create an Airport Land Use Compatibility
Plan that will provide for the orderly growth of each public airport and the area surrounding the airport within the
jurisdiction of the commission, in accordance with Public Utility Code Section 21675(a). Local General Plans and
zoning must be consistent with Airport Land Use Compatibility Plans.
Although there is no airport within the City’s boundaries, John Wayne Airport abuts the City’s northern-most
boundary, referred to as “Airport Area” in the adopted Land Use Element. The Orange County Airport Land Use
Commission’s John Wayne Airport: Airport Environs Land Use Plan2 (AELUP) provides guidelines, land use policies,
and actions for the development of land in the Airport Area to protect public health and safety. The AELUP
establishes standards to protect the public from aircraft noise and potential aircraft accidents, to prevent
development from encroaching in navigable airspace, and to prevent activities or facilities that could be unfavorable
for airport operations.
1 California Department of Transportation: https://dot.ca.gov/programs/aeronautics/airport-land-use-planning.
2 Orange County Airport Land Use Commission. 2008. Airport Environs Land Use Plan for John Wayne Airport. April 17, 2008.
https://files.ocair.com/media/2021-02/JWA_AELUP-April-17-2008.pdf?VersionId=cB0byJjdad9OuY5im7Oaj5aWaT1FS.vD.
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Standards in the AELUP that impact land use include the following:
Noise. Noise contours established by the AELUP provide guidance on the types of land uses that are
appropriate given the noise levels. Sensitive uses, such as residential uses and certain community facilities
that may contain sensitive populations, should be avoided in areas with higher noise levels, unless the
building uses materials and is designed in a manner to attenuate noise to appropriate levels.
Hazards. Zones are established by the AELUP to identify areas with the greatest potential for aircraft
accidents. To minimize the risk for loss of life and property, residential uses are prohibited in these areas,
and intensity of any use developed should be minimized.
Height Restrictions. To maintain navigable airspace, the height, location, and visibility of development must
be considered. Per Federal Aviation Regulation Part 77, Section 77.13(a), notice to the Federal Aviation
Administration is required for any proposed structure more than 200 feet above ground level.
Given the regulations of the AELUP and the limitations imposed on lands in the Airport Area, future land use changes
must consider potential conflicts with the AELUP and the operations of the airport.
4.2.2 Water Supply
The City provides water services to a 36-square-mile service area and approximately 67,000 residents through
26,524 service connections.3 The two main sources of water are the Lower Santa Ana River Groundwater Basin,
which is managed by the Orange County Water District, and imported water from the Municipal Water District of
Orange County, a member agency of the Metropolitan Water District of Southern California. Recycled water provided
by the Orange County Water District accounts for approximately 3.5% of the City’s overall water supply. Groundwater
accounts for 28.5% of the overall supply, and imported water accounts for 68%. Groundwater is provided by the
Orange County Water District and is pumped from four active wells in the City of Fountain Valley. Imported water is
purchased from the Municipal Water District of Orange County and is sourced from the Colorado River Aqueduct
and the State Water Project, treated at the Diemer Filtration Plant in Yorba Linda and the Weymouth Filtration Plant
in the San Gabriel Valley, and delivered through the City’s six imported water connections.
The 20x2020 Water Conservation Plan, issued by the California Department of Water Resources in 2010 pursuant
to the Water Conservation Act of 2009 (Senate Bill X7-7), established a Statewide water conservation target of 20%
reduction in water use by 2020 compared to the State’s 2005 baseline use. The Orange County 20x2020 Regional
Alliance (Municipal Water District of Orange County) was created to assist in complying with Senate Bill X7-7 targets.
The City is a member of the Orange County 20x2020 Regional Alliance, alongside 29 agencies in Orange County.
In compliance with Senate Bill X7-7, the City has met its 2020 water use target of 207 gallons per-capita per day,
having achieved 160 gallons per-capita per day.3
4.3 Local
4.3.1 Zoning Ordinance
Zoning ordinances are essential regulatory tools that implement the General Plan. Although Land Use Elements
designate the type, intensity, location, and character of land uses allowed throughout a city, a city’s Zoning Code regulates
3 City of Newport Beach. 2021. 2020 Urban Water Management Plan: Final Draft. May 2021. https://www.newportbeachca.gov/
government/departments/utilities.
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specifically how land may be developed to achieve that vision. The City’s zoning rules are located in Title 20 of the
Newport Beach Municipal Code. The Zoning Code contains standards to regulate aspects of development, including use,
standards for development (such as size and height of buildings), standards for design (such as site and building design),
administration and procedures for reviewing and approving development projects, and performance standards. The
City’s Zoning Code was last comprehensively updated in 2010, with subsequent amendments.
4.3.2 Charter Section 423
On November 7, 2000, the City’s electorate approved Measure S, which amended the Newport Beach City Charter
by adding Section 423. Section 423 of the City Charter requires voter approval of “major amendments” to the
Newport Beach General Plan. A “major amendment” is defined as an amendment “that significantly increases the
maximum amount of traffic that allowed uses could generate, or significantly increases allowed density or intensity.”
Section 423 provides further clarity by defining “significant increases” to include “over 100 peak hour trips (traffic),
or over 100 dwelling units (density), or over 40,000 square feet of floor area (intensity).”
In accordance with Section 423, a major amendment to the General Plan cannot take effect unless it has been
submitted to the voters and approved by a majority of those voters. Charter Section 423 encourages the City Council
to adopt implementing guidelines that are consistent with its purpose and intent. Proposed amendments to the
General Plan must first be considered and approved by the City Council.
4.3.3 Local Coastal Program and Implementation Plan
The CCC maintains regulatory authority and permitting jurisdiction over the use of land and water in the coastal
zone until a local government prepares an LCP that includes both a Land Use Plan and an Implementation Plan.
The Newport Beach LCP was certified by the CCC in 20174 and has been amended regularly to clarify and update
existing policies and to incorporate new policies to reflect emerging planning issues and the best available science.
The LCP acts as the standard regulatory and permitting guide for development in the coastal zone within Newport
Beach and its Sphere of Influence, with the exception of Newport Coast and Banning Ranch. The LCP acts in tandem
with the adopted Land Use Element, which provides specific densities and number of permitted units for select
parcels. Where conflicts may arise between the LCP and the adopted Land Use Element, the plan with the identified
intensity or density that is most protective of coastal resources shall prevail.
The Land Use Plan of the LCP contains three key chapters: Land Use and Development, Public Access and
Recreation, and Coastal Resource Protection. The Land Use and Development Chapter addresses land use.
4.3.4 Concurrent Land Use Amendment
In addition to the aforementioned local programs and policies that influence the adopted Land Use Element, the
City is currently undertaking a parallel but separate amendment to its adopted Land Use Element. The concurrent
Land Use Element amendment is part of the Housing Element Implementation Plan to support housing production
in the focus areas identified by the adopted Housing Element. Proposed policies of the draft Land Use Element
amendment include the following:
4 The Land Use Plan portion of the Local Coastal Program (LCP) was first certified by the California Coastal Commission (CCC) in
2005, and the Implementation Plan followed in 2017. An LCP is not considered certified until both the Land Use Plan and
Implementation Plan are approved by the CCC.
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• Rezoning to Accommodate Housing Opportunities - Rezoning in five key areas to accommodate densities
between 20 and 50 dwelling units per acre in the Airport Area Environs, West Newport Mesa, Newport
Center, and Dover/Westcliff areas and between 20 and 60 dwelling units per acre in the Coyote Canyon
area.
• Residential Uses and Residential Densities - Clarifying that the densities established for the areas are an
average over the entirety of a project site and that while some phases of a development may vary in density,
the maximum established is applied as an average across the project site.
• Continuation of Existing Development – Confirming that existing uses allowed by the General Plan may
continue operating in conformance with existing regulations.
• Redevelopment and Transfer of Development Rights – Allows for the conversion of uses as long the building
floor area is not increased and as long as average daily trips and peak hour traffic trips are not increased
beyond the existing allowed use.
Although the concurrent amendment to the adopted Land Use Element is not finalized, the adopted Housing
Element identifies five key areas where a Housing Opportunity Overlay Zoning District will be applied to
accommodate new housing. . The proposed land use changes create an overlay allowing residential and mixed-
uses. Because this is an overlay, existing development opportunities remain. This approach provides opportunity to
create balanced communities that provides a variety of services and resources for existing and future residents.
These areas and their anticipated housing capacity are detailed in Table 1
Table 1. Anticipated Housing Opportunity Overlay Zoning District Rezone
Area Identified Anticipated Acreage Anticipated Housing Capacity (number of units)
Airport Area Environs 172 2,577
West Newport Mesa 47 1,107
Dover-Westcliff 20 521
Newport Center 163 2,439
Coyote Canyon 34 1,530
Source: Newport Beach adopted Housing Element.
Due to the increased housing capacity, the Housing Element Implementation Plan’s amendment to the adopted
Land Use Element will be subject to a vote of the electorate pursuant to Charter Section 423. This concurrent
amendment is expected to be on the November 2024 ballot.
4.3.5 Specific Plans
Specific Plans act as a form of a land use overlay to implement the goals and policies of General Plans. Specific
Plans contain development standards and implementation measures for an identified geographic area, providing
standards beyond those established by the base zone. Specific Plans can work in conjunction with the base zone,
or can allow uses and provide regulations for uses not permitted by the base zone. California Government Code
Sections 65450–65457 establish regulations for what Specific Plans should address. Although charter cities are
exempt from the specific plan statutes contained in Government Code §65450-65457, once a charter city adopts
a specific plan, the city must make findings of consistency between the specific plan and any proposed tentative
subdivision map before the subdivision can be approved. Title 20, Chapter 20.58 of the Newport Beach Municipal
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Code establishes procedures for the preparing, processing, reviewing, adopting, and amending Specific Plans. The
City has one adopted Specific Plan, Santa Ana Heights Specific Plan, which is further detailed in Section 5.2.5.
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5 Existing Conditions
Newport Beach is primarily a residential community, offering significant recreational and open space opportunities.
Much of what defines Newport Beach and what is valued by the community can be seen through its built
environment. One such example can be seen in the City’s Civic Center and Park, which includes City Hall; a public
green; the Central Library; a parking structure; and a community park with a pedestrian bridge, art sculptures, and
other amenities. The Civic Center serves as a key community amenity, and demonstrates the value that public
facilities can offer to a community. Additionally, the City recently approved a new Central Library Lecture Hall, which
will further the City’s reputation as a community that values arts, education, and civic pride.
This chapter extrapolates data on the existing or “on the ground” land uses and development. A comparison of
allowable land use buildout based on the adopted General Plan land use designations to current development can
help to reveal gaps between existing and allowable land uses and development, opportunities for redevelopment,
and the balance of the variety of uses offered in Newport Beach.
5.1 Development
This section assesses the extent, density, and intensity of existing or “on the ground” development in Newport
Beach using base canvas GIS data from Urban Footprint, which used 2023 parcel reference data from CoreLogic.5
As shown in Table 2, Inventory of Existing Land Uses and Development, there are approximately 39 million square
feet of built development, the majority within the commercial and industrial, public facilities and utilities,
institutional developed uses categories. There are also approximately 45,097 dwelling units in Newport Beach, with
the majority as single-family building typologies, followed by multi-family, and some dwelling units within vertical
and horizontal mixed-use development types. As shown in Figure 2, Existing Land Uses and Development, more
than two-thirds of Newport Beach’s land is developed, and most of the remaining land is reserved for parks, natural
resources, and open space which includes undevelopable land and golf courses. There are approximately 30 acres
of vacant developable land. The lack of developable land in Newport Beach’s indicates that Newport Beach is mostly
built-out. The following sections assess existing development by developed use category.
Table 2. Inventory of Existing Land Uses and Development
Developed Uses
Building
Area (square
feet)
Dwelling
Units
Average
Intensity
(FAR)
Average
Density
(units per
acre)
Parcel
Acreage
Residential - 45,097 - 15.6 5,868.47
Single-Family - 30,828 - 5.8 5,307.49
Multi-Family - 14,269 - 25.4 560.98
5 Urban Footprint base canvas parcel data from CoreLogic, “Parcel Reference Data” (https://www.corelogic.com/), compiled from
2023 County Assessor and tax data, and United States Census Bureau’s 2020 Census of Population and Housing, 2021
(https://www.census.gov/programs-surveys/decennial-census/decade/2020.html).
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Developed Uses
Building
Area (square feet) Dwelling Units
Average
Intensity (FAR)
Average
Density
(units per acre) Parcel Acreage
Commercial and
Industrial 34,101,191 631 0.49 - 1,536
Retail/Commercial 20,473,114 525 0.43 - 1,124.60
Commercial recreation 1,411,437 177 0.43 - 74.45
Office 12,376,914 72 0.91 - 296.93
Industrial/Warehouse 251,436 - 0.15 - 39.8
Public Facilities and
Utilities 754,656 - 0.02 - 613.15
Civic Facilities 296,153 - 0.02 - 399.04
Utilities 183,000 - 0.20 - 214.11
Institutional 4,615,898 - 0.44 - 240.15
Education 678,868 - 0.02 - 221.18
Hospitals 3,937,030 - 4.76 - 18.97
Parks and Open
Space - - - - 5,876.01
Parks/Recreation - - - - 559
Open Space - - - - 3,888
Natural Conservation - - - - 1,429
Other 112,820 - 0.02 - 1,696.82
Agriculture 11,020 - 0.02 - 273.69
Cemeteries 800 - 0 - 44.95
Vacant - - - - 30.23
Total 39,309,062 45,728 - - 12,381.27
Sources: Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023.
FAR = floor area ratio
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Figure 2 Existing Land Uses and Development.
Source Dudek, Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023
5.1.1 Residential
As shown in Table 2, Inventory of Existing Land Uses and Development, developed residential parcels make up
5,868.47 acres, about 47%, of the total land area, indicating that Newport Beach is predominantly a residential
city. Low-density, single-family parcels alone make up about 42% of Newport Beach and provide 30,828 homes at
an average of 5.8 dwelling units per acre. Higher-density, multi-family residences, such as condominiums and
apartments, make up 4.5% of Newport Beach and provide 14,269 homes at an average of 25.4 dwelling units per
acre.
Figure 3, Existing Residential Development Density, provides a sense of which areas are most densely developed
with residential uses. In general, the western half of Newport Beach is denser than the eastern half. Balboa
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Peninsula, Balboa Island, and Corona del Mar are especially dense neighborhoods, and Newport Coast and Westcliff
are some of the least dense neighborhoods.
Figure 3. Existing Residential Development Density.
Source: Dudek, Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023
5.1.2 Commercial and Industrial
Commercial and industrial land uses include retail and other private businesses, offices, industrial facilities, and
warehouses. As shown in Table 2, these land uses make up 12% of land in Newport Beach and include 34,101,191
square feet of built development. Retail and office spaces make up a majority of this land use category, and there
are relatively few industrial uses in Newport Beach. The average floor area ratio (FAR), or ratio of total building
square-footage to parcel area, for this land use category is 0.49. This FAR is higher than any other land use category
in Newport Beach, and indicates that development is relatively intense on commercial and industrial parcels. This
is especially true for office parcels, which have an average FAR of 0.95.
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Figure 4, Existing Non-Residential Development Intensity, provides a sense of which areas in Newport Beach are
most developed with commercial, industrial, and other non-residential uses by showing the FAR of all non-
residential parcels. As shown, Newport Center/Fashion Island, the area near John Wayne Airport, and certain
parcels near the intersection of Highway 55 and Pacific Coast Highway (including Hoag hospital and properties
along Mariner’s Mile) have the most intense non-residential development in Newport Beach. Current uses within
the Newport Center/Fashion Island include retail, restaurant, residential and offices. Current uses near the John
Wayne Airport include hotels, offices, and airport related uses such as car rental offices. In general, non-residential
development throughout Newport Beach is of low intensity.
Figure 4. Existing Non-Residential Development Intensity.
Source: Dudek, Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023
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5.1.3 Public Facilities and Utilities
Public facilities and utilities include public buildings such as libraries and the Civic Center, as well as buildings and
infrastructure associated with public utilities. As shown in Table 2, public utilities total 613.15 acres of land and
include 479,153 square feet of built development. They are of relatively low intensity, with a combined average
FAR of 0.11. As shown in Figure 5, Existing Public, Semi-Public, and Institutional Development, public facilities are
relatively evenly distributed throughout Newport Beach, with the exception of Newport Coast, which has mostly
residential development and open spaces and natural conservation areas.
5.1.4 Institutional
Institutional land uses include public and private schools and hospital campuses. This land use category makes up
a total acreage of 240.15 and includes 4,615,898 square feet of built development. A majority of the built
development are hospital campuses, which also have the highest FAR of any land use category in Newport Beach,
at 4.76. This would indicate that hospital parcels are intensely developed with high-rise buildings. Moreover, there
are only a few parcels developed with hospitals and other medical institutions, the largest and most notable of
which is Hoag Hospital. As shown in Figure 5, educational institutions are relatively evenly distributed throughout
Newport Beach, and conversely have a low intensity FAR of 0.07 making up the majority of the total land use
category acreage at 221.18. This indicates that education institutions likely have a significant amount of land
dedicated to recreation and open space.
5.1.5 Parks and Open Space
Together, parks and open space make up the second largest land use category by area in Newport Beach,
constituting 30% of land use. These land uses are generally undeveloped, but contain some low-intensity
development to accommodate community rooms, restrooms, and other type of facilities. Because these parcels are
not intended for development, and as such, built development totals are not calculated. As shown in Figure 5,
Newport Beach has an abundance of parks and open space, and these parks are relatively evenly distributed. The
size of parks varies significantly, however. More densely developed areas, such as Balboa Peninsula and the
western part of Newport Beach, have much smaller parks than the central parts of Newport Beach and Newport
Coast, but are surrounding by water, beaches, and other types of recreational opportunities.
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Figure 5. Existing Public, Semi-Public, and Institutional Development
Source: Dudek, Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023
5.1.6 Other Land Uses
Remaining land use categories for the City are agriculture, cemeteries, and vacant land. Together, these make up
2% of Newport Beach and are mostly undeveloped or developed at low intensity. They have a total of 112,820
square feet of built development and an average FAR of 0.01. Vacant land is sparse and is indicated as such based
on satellite imagery which identified unpaved roads near other residential uses and the Single Unit Residential
Detached (RS-D) land use designation within the Newport Coast area.
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5.1.7 Sphere of Influence
The Sphere of Influence (SOI) is considered in the development of the Land Use Element because it encompasses
the area most likely to be the ultimate physical boundary and service area of local government agencies, as
determined by the Local Agency Formation Commission of Orange County (Orange LAFCO). While cities do not have
jurisdiction within the SOI, a city may pre-zone unincorporated territory to determine the zoning that will apply to
that territory upon annexation to the city (Cal. GOV. 65859). The City’s SOI is a 492.85-acre area located west of
Newport Beach adjacent to the Santa Ana River and the Cities of Huntington Beach and Costa Mesa. The area is
referred to as the Randall Preserve but was formerly known as Banning Ranch, and is referred to as Banning Ranch
in the adopted General Plan. The Randall Preserve is an important open space resource for Newport Beach. Several
policies for the acquisition and preservation of the area are included in the adopted General Plan Natural Resources
and Land Use Elements. Within the adopted Natural Resources Element, one policy is included for the protection
of sensitive and rare resources, and for consideration of the natural resources within Banning Ranch if development
were to occur (NR 10.9 Development on Banning Ranch). Policies within the adopted Land Use Element also identify
Banning Ranch as a priority site for acquisition of and preservation as an open space amenity for Newport Beach
residents (LU 3.4, 6.3.2); and several policies include considerations and direction for the uses allowed,
development and design priorities, and prohibited activities in the event the site would be annexed and/or if
acquisition of the property for the preservation of open space is unsuccessful (LU 2.7, 6.4.5, 6.4.10, 6.4.11, and
6.5.2). As shown in Figure 6, Existing Land Uses and Development in Sphere of Influence, it includes agriculture,
civic facilities, natural/conservation, and water uses, but has no buildings or developed land. Therefore, the SOI
was not included in Table 2.
A portion of the Randall Preserve is under the stewardship of the Mountains Recreation and Conservation Authority
with the intent of preserving and restoring the natural habitat and increasing public access for recreational
purposes. The oil field within Banning Ranch was acquired by the Coastal Alliance Corridor (previously Banning
Ranch Conservancy) and the Trust for Public Land renamed as the Banning Ranch Remainder.
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Figure 6. Existing Land Uses and Development in Sphere of Influence
Source: Dudek, Urban Footprint base canvas parcel data from CoreLogic, Parcel Reference Data 2023
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5.2 Land Use Designations
There are 30 land use designations for the City, each of which fall under one of seven primary use categories. These
designations are defined in the Land Use Element, which specifies the primary land use categories, types of uses,
and the densities/intensities to be permitted, and depicts the specific use categories for each parcel throughout
Newport Beach. Figure 7, Total Percentage of Acreage per Land Use Category, provides a visual breakdown of
acreage based on the following land use designations:
Residential Neighborhoods
Commercial Districts and Corridors
Commercial Office Districts
Industrial Districts
Airport Supporting Districts
Mixed-Use Districts
Public, Semi-Public, and Institutional
Table 3, Land Use Designation Categories, provides a detailed breakdown of total acres and percentage of acreage
relative to the City’s total for each land use designation listed in the General Plan, as well as a description of each
land use designation, including density and intensity ranges, where applicable. Of the seven categories, the Public,
Semi-Public, and Institutional and the Residential categories comprise the most acreage in Newport Beach.
Together, both categories cover 89.8% of Newport Beach’s total acreage, reflecting the City’s primary nature as a
residential community surrounded by natural landscapes, as reflected in Figure 8, Land Use Designations in
Newport Beach. The Public, Semi-Public, and Institutional category accounts for the most acreage covered, which
has enabled the City to offer numerous natural and recreational spaces for its residents and visitors.
The density and intensity ranges provided for all land use categories, with the exception of Mixed-Use, are not
provided in the adopted General Plan, and are provided based on ranges identified in the land use GIS data. Within
the GIS data, two areas amounting to approximately 3 acres of land within Newport Beach are identified as a
Multiple Residential/Open Space (RM/OS) land use designation, which is not listed in the adopted Land Use
Element and may need to be included as part of this update.
Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
Residential Neighborhoods 5,616.50 43.27%
Multiple
Residential (RM)
Intended for multi-family residential developments with
attached and/or detached dwelling units.
(Density range 11 to 43 units per acre or fixed capacity for
specific locations.)
986.36 7.59%
Multiple
Residential
Detached (RM-D)
Intended for multi-family residential developments with
detached dwelling units.
(Fixed capacity for specific locations from 23 units to 144
units.)
64.26 0.49%
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Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
Single Unit Residential Attached (RS-A)
Intended for attached single-family residential developments on a single lot, and does not include condominiums or cooperative housing.
(Fixed capacity at 1 unit per lot.)
176.85 1.36%
Single Unit
Residential
Detached (RS-D)
Intended for detached single-family residential developments
on a single lot, and does not include condominiums or
cooperative housing.
(Fixed capacity at 1 unit per lot.)
4,012.82 30.91%
Two Unit
Residential (RT)
Intended for two-family residential developments, which may
include duplexes and townhomes.
(Fixed capacity at 2 units per lot.)
376.21 2.89%
Commercial Districts and Corridors 552.86 4.25%
Corridor
Commercial (CC)
Intended for neighborhood-serving retail and service uses
along street frontages to encourage pedestrian activity.
(Floor area ratio [FAR] from 0.5 to 0.75.)
20.85 0.16%
General
Commercial (CG)
Intended for commercial activities that serve Citywide and/or general needs.
(FAR ranges from 0.1 to 0.75 or cumulative development for
specific sites.)
120.06 0.92%
Neighborhood
Commercial (CN)
Intended for a limited range of retail and service uses
developed in one or more distinct centers oriented to primarily
serve the needs of and maintain compatibility with nearby residential uses.
(FAR of 0.3 or cumulative development for specific sites.)
57.06 0.43%
Recreational and
Marine
Commercial (CM)
Intended for commercial development on waterfront
commercial and industrial building sites on or near Newport
Bay.
(FAR ranges from 0.3 to 0.5 or cumulative development for
specific sites.)
52.74 0.4%
Regional
Commercial (CR)
Intended for shopping centers with one or more anchor retail,
entertainment, and related uses for local and regional
residents and visitors.
(Cumulative development for a specific site.)
74.75 0.57%
Visitor Serving
Commercial (CV)
Intended for commercial uses that primarily serve visitors.
(FAR range of 0.5 to 1 or cumulative development for a
specific site.)
221.92 1.7%
Visitor Serving
Commercial –
Lido Village
(CV-LV)
Intended for several commercial uses in the Lido Village area
that primarily serve visitors.
(Cumulative development for a specific site.)
5.48 0.04%
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Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
Commercial Office Districts 306.45 2.36%
General
Commercial
Office (CO-G)
Intended for administrative, professional, and medical offices
with limited accessory retail and service uses.
(FAR from 0.25 to 0.75 or cumulative development for specific
sites.)
170.25 1.31%
Medical
Commercial
Office (CO-M)
Intended for medical-related offices, retail, care facilities,
research labs, and similar uses.
(FAR from 0.45 to 0.5 or cumulative development for specific
sites.)
45.76 0.35%
Regional
Commercial
Office (CO-R)
Intended for administrative and professional offices that serve
local and regional markets, with limited accessory retail,
financial, service, and entertainment uses.
(Cumulative development for specific sites.)
90.44 0.69%
Industrial Districts 41.66 0.32%
General
Industrial (IG)
Intended for moderate- to low-intensity industrial uses, such
as light manufacturing, and limited ancillary commercial and
office uses.
(FAR from 0.5 to 0.75 or cumulative development for specific
sites.)
41.66 0.32%
Airport Supporting Districts 37.81 0.29%
Airport Office and
Supporting Uses
(AO)
Intended for uses that support or benefit from operations of
the John Wayne Airport. May include professional offices,
aviation retail, car rental, hotels, ancillary retail, restaurant,
and service uses.
(FAR to be 0.5, except for warehousing, which may be
developed at a FAR of 0.75.)
37.81 0.29%
Mixed-Use Districts 383.97 2.95%
Mixed-Use Horizontal 1
(MU-H1)
Intended for horizontal mix of uses. Types of uses permitted is context sensitive. In the Mariners Mile Corridor, Recreational
and Marine Commercial (CM) and General Commercial (CG)
uses apply, including general and marine-related and highway-
oriented uses; in the Dover Drive/Westcliff Drive area, may be
developed with a mix of professional offices, retail, and
residential uses in accordance with the Commercial Office
(CO) and Mixed-Use Vertical (MU-V) designations.
MU-H1 designated properties to the rear of the commercial
frontage may be developed for free-standing neighborhood-
serving retail, multi-family residential units, or mixed-use buildings that integrate residential with retail uses on the
ground floor in accordance with the Neighborhood Commercial
(CN), Multiple Residential (RM), Visitor Serving Commercial
(CV), or Mixed-Use Vertical (MU-V) designations, respectively.
23.78 0.18%
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Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
Commercial or Office uses shall not exceed a FAR of 0.5.
Multi-Family Residential are allowed 20.1 to 26.7 units per acre.
Mixed-use is allowed a FAR of 1.5; where a minimum FAR of
0.25 and a maximum FAR of 0.5 shall be used for non-
residential purposes, and a maximum FAR of 1.0 shall be
used for residential.
Mixed-Use
Horizontal 2
(MU-H2)
Intended for horizontal intermixing of uses near the Airport
Area, which may include regional commercial office, multi-
family residential, vertical mixed-use buildings, industrial, and
ancillary neighborhood commercial uses.
(Cumulative non-residential and residential development for
specific sites apply.)
219.76 1.69%
Mixed-Use
Horizontal 3
(MU-H3)
Intended for horizontal intermixing of uses near Newport
Center, which may include commercial office, multi-family
residential, and ancillary commercial uses. Within the Tennis
Club, residential uses may be developed as single-family units.
(Cumulative development for non-residential and residential
uses for specific sites apply.)
76.05 0.58%
Mixed-Use
Horizontal 4
(MU-H4)
Intended to establish the character of a distinct and cohesively
developed district or neighborhood containing multi-family
residential with clusters of mixed-use and/or general and
neighborhood commercial uses. Standalone uses are
permitted except at street intersections where mixed-use or
commercial building is required. In mixed-use structures, uses
in accordance with the Mixed-Use Vertical (MU-V) designation
apply.
9.74 0.07%
Mixed-Use FAR of 1.5; where a minimum FAR of 0.25 and a
maximum FAR of 0.5 shall be used for non-residential
purposes, and a maximum FAR of 1.0 shall be used for
residential.
Commercial uses shall not exceed a FAR of 0.5.
Multi-Family Residential developments are allowed 20.1 to
26.7 units per acre.
Mixed-Use
Vertical (MU-V)
Intended to provide for the development of properties for
mixed-use structures that vertically integrate housing with
retail uses, including retail, office, restaurant, and similar non-residential uses, or as standalone retail or office uses in accordance with the Neighborhood Commercial (CN), Corridor
Commercial (CC), General Commercial (CG), or General
Commercial Office (CO-G) designations.
5.37 0.04%
Mixed-use allows a FAR of 1.5, where a minimum FAR of 0.35
and a maximum FAR of 0.5 shall be used for non-residential purposes, and a maximum FAR of 1.0 shall be used for
residential.
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Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
Non-residential uses are allowed a FAR of 0.75.
Mixed-Use Water
1 (MU-W1)
This designation is applied to waterfront locations along the
Mariners’ Mile Corridor in which marine-related, visitor-serving,
commercial and residential uses are intermixed with buildings
that provide residential uses above the ground floor. Permitted
uses include those permitted by the Recreational and Marine Commercial (CM), Visitor Serving Commercial (CV), Mixed-Use
Vertical (MU-V), and Multiple Residential (RM) designations. A
minimum of 50% of the permitted square footage shall be
used for the CM or CV land uses, and no more than 50% of the
waterfront area between the Arches Bridge and the Boy Scout
Sea Base may be developed with mixed-use structures.
20.12 0.15%
Commercial development may not exceed a FAR of 0.5.
Residential development may not exceed 12 units per acre,
with the number of units calculated based on a maximum of
50% of the property.
Mixed-use may not exceed a FAR of 1.25, where a minimum
FAR of 0.35 and a maximum FAR of 0.5 shall be used for non-
residential purposes, and the number of residential units shall
not exceed the cumulative total, as calculated above.
Mixed-Use Water
2 (MU-W2)
This designation is intended for waterfront locations where
marine-related uses may be intermixed with buildings that
provide residential on the upper floors. Permitted uses include
those permitted by the Recreational and Marine Commercial
(CM), Visitor Serving Commercial (CV), and Mixed-Use Vertical
(MU-V) designations. Free-standing residential shall not be
permitted.
29.11 0.22%
Mixed-use may not exceed a FAR of 1.25, where a minimum
FAR of 0.35 and a maximum FAR of 0.5 shall be used for non-
residential purposes, and a maximum FAR of 0.75 for
residential.
Lido Marina Village maximum FAR shall be 1.5, where a minimum FAR of 0.35 and a maximum FAR of 0.7 shall be
used for non-residential purposes, and a maximum FAR of 0.8
shall be for residential.
Non-residential uses may not exceed a FAR of 0.5.
Public, Semi-Public, and Institutional 6,039.60 46.53%
Public Facilities
(PF)
Intended for public facilities, which may include public schools,
hospitals, cultural institutions, government facilities, libraries,
and community centers.
(Cumulative development for specific sites.)
444.52 3.42%
Private
Institutions (PI)
Intended for privately owned facilities that serve the public,
such as places for religious assembly, private schools, health
care, cultural institutions, and comparable facilities.
221.20 1.70%
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Table 3. Land Use Designation Categories
Land Use
Designation Description
Total
Acres
Percent of
City’s Land
(FAR ranges from 0.1 to 1 or cumulative development for specific sites.)
Open Space (OS) Intended for areas providing a range of public and private uses
intended to protect, maintain, and enhance the community’s
natural resources.
3,042.46 23.44%
Open Space/
Residential
Village (OS/RV)
Intended for the preservation of Banning Ranch as open
space, restoration of wetlands and other habitats,
development of a community park, and consolidation of oil
extraction and processing facilities.
(Cumulative development for specific site.)
520.44 4.00%
Parks and
Recreation (PR)
Intended for active public or private recreational use, which
may include active and passive parks, marina support
facilities, aquatic facilities, and similar facilities.
1,783.37 13.74%
Tidelands and
Submerged
Lands (TS)
Intended for uses related to tidelands and submerged lands of
Newport Bay and the Pacific Ocean immediately adjacent to
Newport Beach.
27.60 0.21%
Total 12,978.85 99.97%
Source: City of Newport Beach, 2006, City of Newport Beach General Plan Land Use Element, Newport Beach Land Use GIS data. Note: Totals may not sum due to rounding.
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Figure 7. Total Percentage of Acreage per Land Use Category
Source: Dudek, Newport Beach Land Uses GIS data
Residential
Neighborhoods
43.27%
Commercial Districts
and Corridors
4.25%Commercial Office Districts2.36%
Industrial0.32%
Airport Supporting
Districts
0.29%
Mixed-Use2.95%
Public, Semi-Public and Institutional46.53%
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Figure 8. Land Use Designations in Newport Beach
Source: Dudek, Newport Beach Land Uses GIS data
5.2.1 Residential
The Single Unit Residential Attached (RS-A) designation, one of five residential land use designations, is the land
use that is the most common throughout Newport Beach and accounts for nearly one-third of the City’s land.
Although most residential land is designated for single-family use, Newport Beach also has a sizable amount of land
designated for multi-family uses. All residential land uses have fixed capacities in lieu of density ranges, with the
exception of the Multiple Residential (RM) land use designation, which has a range of permitted densities of 11 to
43 dwelling units per acre. Proposed residential overlays include permitted maximum densities ranging from 50 to
60 dwelling units per acre, however, this considers the average density of a project site. Residential uses are
predominately single-family homes, with both types of single-unit residential (attached and detached) accounting
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for nearly one-third of Newport Beach’s land. As shown in Figure 8, the residential land use designation is fairly
evenly dispersed across Newport Beach. Developed areas are mostly bound by natural barriers, such as bodies of
water and open space, and more dense land use designation types are generally located along major and arterial
roads.
5.2.2 Commercial and Mixed-Use
The most prominent commercial land use designation, including Districts, Corridors, and Commercial Office
Districts, is Visitor Serving Commercial (CV), reflecting Newport Beach’s prominence as a destination city and the
benefits that tourism provides to the local economy. The Visitor Serving Commercial (CV) land use designation
occurs near Lower Newport Bay and on the southeastern area of Newport Beach near Crystal Cove State Beach.
Commercial land use designations form specific nodes within Newport Beach, with notable locations at Newport
Center in the central of Newport Beach, and in the northern area of Newport Beach known as the Airport Area, near
John Wayne Airport. Most commercial land use designations provide a FAR range that dictates the permitted
intensity of commercial development; however, some designations, such as Regional Commercial (CR), Visitor
Serving Commercial – Lido Village (CV-LV), and Regional Commercial Office (CO-R), prescribe specific development
capacities based on maximum square footage for commercial development.
Mixed-use land use designations are generally clustered near commercially designated lands. Therefore, mixed
uses are generally distributed in the same areas as commercial land uses, with the exception of the eastern area
of Newport Beach where there are no mixed-use designations. The Mixed Use Horizontal 2 (MU-H2) land use
designation is the most prominent mixed-use land use type and is intended to serve the Airport Area. The MU-H2
designation identifies cumulative non-residential and residential development for specific sites.
5.2.3 Industrial and Airport Supporting
The Industrial Districts and Airport Supporting Districts land use designations make up a low percentage of the City’s
land at 0.36% and 0.29%, respectively. There are three distinct nodes within Newport Beach with these designations:
near the Airport Area, near Jamboree Road and Bison Avenue, and near Newport Beach’s western boundary near
Banning Ranch. Industrial Districts include the General Industrial designation, which provides for a range of industrial
uses such as light manufacturing and research and development, and limited ancillary commercial and office uses.
The Airport Supporting Districts includes the Airport Office and Supporting Uses designation, which provides for the
development of properties adjoining the John Wayne Airport for uses that support or benefit from proximity to the
airport such as professional offices, aviation retail, automobile rental, sales, and service, hotels, and ancillary retail
restaurant, and service uses.
5.2.4 Public, Semi-Public, and Institutional
Public, Semi-Public, and Institutional lands make up nearly half of Newport Beach, at 46.53%. These areas make
up beaches, parks, open spaces, schools, the Civic Center, and the San Joaquin Reservoir, among other public-
serving facilities. The amount of land dedicated to these uses is representative of the values of the community,
contributing to public health, social wellbeing, and economic vitality. Current land use patterns are indicative of
many of the key characteristics that make Newport Beach unique.
The most significant land use designation within the Public, Semi-Public, and Institutional category is Open Space
(OS), making up approximately 23% of Newport Beach’s land, followed by Parks and Recreation (PR) at
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approximately 13%, which includes beaches. As show in Figure 8, the Open Space (OS) land use designation is
generally distributed throughout Newport Beach, with larger swaths of land on the eastern side where reserves and
State parks reside.
5.2.5 Specific Plans
The City’s adopted Land Use Element identifies Specific Plans for seven areas, including Newport Shores, Central
Balboa, Old Newport Boulevard, and Mariners’ Mile. These Specific Plans detail additional design guidelines and
development standards to support specific visions for these districts. In the Mariners’ Mile Specific Plan, for example,
regulations supported the district’s marine-oriented uses through an emphasis on visitor-serving, neighborhood
commercial and marine-oriented uses. Through the October 2010 Comprehensive Zoning Code Update, the Specific
Plan districts of Newport Shores, Mariners’ Mile, Cannery Village/McFadden Square, Central Balboa, and Old Newport
Village were all eliminated and were replaced by existing zones based on the General Plan.
The only remaining City Specific Plan is the Santa Ana Heights Specific Plan, which is Chapter 20.90 (Santa Ana
Heights Specific Plan) of the Newport Beach Zoning Code. Primary objectives of the Santa Ana Heights Specific Plan
are as follows:
Encourage the improvement of existing residential and commercial areas
Provide adequate buffers between residential neighborhoods and adjacent business park and commercial
development, including traffic control between these land uses
Encourage the consolidation of small lots in business park areas
Provide adequate public facilities to support continued development in the community
Facilitate the development of increased equestrian opportunities in permitted residential zones
Enhance the community’s overall aesthetic character
The Santa Ana Heights Specific Plan includes 13 land use designations that were created specifically to support
these objectives, as follows:
Open Space and Recreational District: SP-7 (OS/R)
Residential Equestrian District: SP-7 (REQ)
Residential Kennel District: SP-7 (RK)
Residential Single-Family District: SP-7 (RSF)
Residential Multiple-Family District: SP-7 (RMF)
Horticultural Nursery District: SP-7 (HN)
General Commercial District: SP-7 (GC)
Business Park District: SP-7 (BP)
Professional and Administrative Office District: SP-7 (PA)
Professional, Administrative, and Commercial Consolidation District: SP-7 (PACC)
Planned Development Combining District (PD)
Commercial Stable Overlay District: (S)
Commercial Nursery Overlay District: (N)
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Figure 9, Santa Ana Heights Specific Planning Area, indicates the boundaries of this district, and Figure 10, Land
Use Designations in the Santa Ana Heights Specific Planning Area, indicates each parcel’s land use.
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Figure 9. Santa Ana Heights Specific Planning Area
Source: Dudek, Newport Beach GIS data
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Figure 10. Land Use Designations in the Santa Ana Heights Specific Planning Area
Source: Orange County Board of Supervisors, 2001
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5.3 Land Use Needs
The updated Land Use Element will need to consider whether the non-residential needs of existing and planned
residents will be met as new development occurs. This will be determined largely through community outreach and
engagement, and will focus on identifying the needs of residents Citywide and by village/neighborhood. According
to 2023 parcel reference data, there are 45,097 housing units and approximately 39 million square feet of
commercial, industrial, and institutional uses in Newport Beach. Although housing compared to the population can
indicate the approximate number of people per household, the amount of space dedicated to employment, retail,
and community services can indicate how the population is served at a point in time. If approved, the Housing
Element Implementation Plan’s amendment to the adopted Land Use Element will increase housing capacity by
approximately 8,000 units. Although this will not directly result in the development of new units, it is important to
consider comparable land use changes that could accommodate the potential for new residents. As the population
increases, the number of housing units and employment, retail, and community services may need to increase to
maintain the access to resources to which the community is accustomed.
As described in Section 5.1.1 above, the City’s housing stock consists of approximately 45,097 total units. The
proposed increase in residential capacity identified in the concurrent Land Use Element amendment, as further
described in Section 4.3.5, would allow for approximately 8,000 additional units beyond those in the adopted 2006
General Plan. If the entirety of the units identified through the Land Use Element amendment for the Housing
Element Implementation Program were developed, this would represent an increase in the current housing stock
of approximately 18%. Although planned capacity for development does not mean that development will occur,
planned uses should consider a balanced approach to meet existing and planned community needs. This can be
supported through the development of Specific Plans for key areas to provide a balanced approach to land use that
incorporates area-specific regulations, approval processes, and infrastructure plans.
Through the General Plan Update process land use changes should be considered by all interested parties through
a robust outreach and engagement program that considers current and future needs. Further, any land use changes
that would be considered to be a “significant increase” under Charter Section 423 should weigh the potential risks
and barriers.
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6 Issues and Opportunities
This chapter identifies key topic areas that present opportunities in terms of land use decisions and potential
constraints related to land use. Because Newport Beach is largely built-out, most new development will occur on
scattered sites or through redevelopment. Developing a baseline of understanding for what is on the ground
compared to what is planned can help identify where opportunities may lie. Further, an understanding of those
areas that the community values the most can identify areas that should be protected and preserved. Striking a
balance between accommodating growth and maintaining the community’s identity will require careful
consideration from all interested parties.
6.1 Constraints to Land Use Changes
While there is limited vacant land available for development in Newport Beach, development is further constrained
by the City’s location in the coastal zone and its proximity to the John Wayne Airport. The coastal zone includes all
neighborhoods adjacent to the coast and harbor, and extends inland to the areas surrounding Upper Newport Bay.
The areas constrained by the John Wayne Airport include areas near the John Wayne Airport both northeast and
southwest of the 73 Freeway, referred to as “Airport Area” in the adopted Land Use Element. The AELUP is intended
to protect public health and safety as it relates to airport-related hazards, and the LCP ensures that California’s
coastline is developed in a manner that maintains public access to beaches. Both of these planning areas are
subject to additional land use and development restrictions, including additional development review. For these
reasons, some land use changes and development may be restricted in the coastal zone and the Airport Area.
Further, changes to the adopted Land Use Element are limited by Charter Section 423. Any amendment to the Land
Use Element that could result in more than 100 new dwelling units or more than 40,000 square feet of floor area
would require voter approval. As discussed in Section 5.4, Land Use Needs, if the Housing Element Implementation
Plan’s amendment to the adopted Land Use Element is approved by voters, a proportional increase in land uses to
support employment, retail, and community services would result in a more than 40,000 square feet of floor area.
Generating support for major amendments to the adopted General Plan can take time and can be costly.
6.2 Opportunities for Land Use Changes
One of the greatest opportunities for changes in land use involves expanding opportunities for community-serving
retail, entertainment, and services. Through the adopted Arts and Cultural Element, the recently approved Central
Library Lecture Hall, and the variety of arts and culture programs offered, it is apparent that facilities that highlight
arts and culture are highly valued in Newport Beach. If there is community desire for land use changes through the
General Plan Update, community-serving uses should be considered in a manner that can be realistically achieved.
Any changes in land use should consider building upon ongoing and planned efforts to capitalize on neighborhood
improvements, such as the expansion of the Sherman Library and Gardens, an assessment of Corona del Mar to
identify enhancement opportunities, and other planned investments, such as capital improvements. Planning land
use changes to go alongside neighborhood investments can help increase the likelihood that the development will
occur because surrounding investments can help reduce the cost associated with planned development.
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Further opportunities exist through the use of Specific Plans that can be utilized to create complete communities
for specific areas where a variety of uses and supportive infrastructure may be needed.
The identification of opportunities for potential land use changes and supporting policies will be determined through
outreach and engagement where discourse on community values and aspirations can be fostered.
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7 Recommendations
The updated Land Use Element presents opportunities for the City and community to develop a plan for growth and
preservation that will meet the needs of existing and future residents, employees, businesses, and visitors. The
recommendations of this chapter should be expanded upon through coordination with the community through an
outreach and engagement program. Further recommendations can be further assessed through data analysis and
research of targeted areas.
7.1 General Plan Consistency
The adopted General Plan identifies “planning sub-areas” that some in the community would refer to as villages or
neighborhoods. The General Plan Update presents an opportunity to comprehensively identify sub-areas, villages,
and neighborhoods that already may be identified by many in the community within Newport Beach but that may
not be reflected in current data and maps. A comprehensive identification of these areas would need to be
developed through coordination with the community. Once developed, such areas could create consistent
messaging and a sense of connection to the community while establishing City-recognized boundaries, preventing
outside organizations from establishing boundaries the community does not identify with.
7.2 Community Priorities
Any proposed land use changes should only be considered without robust community engagement to understand
the community’s current and anticipated needs. When communities are balanced with a variety of land uses to
meet the varying needs of residents, businesses, and visitors, this can result in a thriving community. While,
changes in land use alone do not result in development, it is important that the community’s values and vision also
consider ongoing efforts, such as the expansion of the Sherman Library and Gardens and the analysis of Corona
del Mar to identify opportunity areas where there may be interest in land use changes through the General Plan
Update. Other considerations could include areas where there are planned capital improvements that could benefit
from additional development as a result of land use changes. Such considerations will identify key opportunities
where community values hold the greatest propensity for being realized.
7.3 Balanced Communities
Although it can be exciting to consider key areas where change could occur, it is important to consider the
comprehensive implications of land use changes. Increases in density and intensity often result in needed
improvements to public facilities, often related to water, electricity, and transportation facilities. With new facilities
comes additional costs, much of which is placed on the prospective developer and the City. Any proposed land use
changes should consider the facility upgrades and investments, and their impact on the potential for
implementation. If proposed land use changes are significant, they could result in costly needed improvements that
could render future development infeasible. Policy considerations include identifying planning tools to implement
and identifying focus areas where improvements to support development may be needed. For example, specific
plans often provide a comprehensive approach to addressing land use and infrastructure needs at the
neighborhood scale and should be considered to build on opportunities where a variety of land uses is expected.