Attachment A
Ordinance No. 2026-5
ORDINANCE NO. 2026-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING AN
AMENDMENT TO TITLE 21 (LOCAL COASTAL
PROGRAM IMPLEMENTATION PLAN) OF THE
NEWPORT BEACH MUNICIPAL CODE, AS MODIFIED BY
THE CALIFORNIA COASTAL COMMISSION, TO
ESTABLISH THE HOUSING OPPORTUNITY (HO)
OVERLAY COASTAL ZONING DISTRICT (PA2022-0245 &
PA2024-0205)
WHEREAS, Section 200 of the City Charter, of the City of Newport Beach ("City"), vests the City Council with the authority to make and enforce all laws, rules and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the City Charter and the State Constitution , and the power to exercise, or act pursuant to any and all rights, powers, and privileges or procedures granted or prescribed by any law of the State of California; WHEREAS , California Government Code Section 65580 et seq. ("State Housing Element Law") requires each city and county adopt a housing element that identifies and analyzes existing and projected housing needs within their jurisdiction and prepare goals, policies, and programs, and quantified objectives to further the development , improvement , and preservation of housing;
WHEREAS , Section 30500 of the California Public Resources Code requires each county and city to prepare a Local Coastal Program ("LCP") for that portion of the coastal zone within its jurisdiction;
WHEREAS, the California Coastal Commission ("CCC") effectively certified the City's LCP Implementation Plan on January 13, 2017, and the City added Title 21 (Local Coastal Program Implementation Plan) ("Title 21 ") to the Newport Beach Municipal Code ("NBMC") whereby the City assumed coastal development permit issuing authority on January 30, 2017;
WHEREAS, the City Council adopted Resolution No. 2024-52 on July 23, 2024, authorizing submittal of the LCP Amendment ("LCPA") to the CCC amending the City's Coastal Land Use Plan and Title 21 of the NBMC to establish the Housing Opportunity (HO) Overlay Coastal Zoning Districts and their corresponding development standards applicable to properties located within the Coastal Zone; Ordinance No. 2026-
WHEREAS , the City filed the LCPA application with the CCC on August 16, 2024, and received a letter from CCC staff on January 7, 2025, confirming the City's application is complete and pending a hearing date;
WHEREAS , the City Council adopted Ordinance No. 2024-16 on September 24, 2024, adding Section 20.28.050 (Housing Opportunity (HO) Overlay Zoning Districts) to the NBMC creating Housing Opportunity Overlay Zoning Districts; WHEREAS , the new section partially implements Policy Actions 1 A through 1 G in the City's adopted and certified 6th Cycle Housing Element ("Housing Element"); WHEREAS , Section 20.28.050 (Housing Opportunity (HO) Overlay Zoning Districts) of the NBMC allows for new housing opportunities within five focus areas consisting of the Airport Area Environs Area (HO-1 ), West Newport Mesa Area (HO-2), Dover-Westcliff Area (HO-3), Newport Center Area (HO- 4), and Coyote Canyon Area (HO- 5) ("Focus Areas") that correspond with the Focus Areas in the Housing Element to ensure that the City accommodates its Housing Element Regional Housing Needs Assessment allocation ;
WHEREAS , properties identified within the Focus Areas are eligible for specified development standards conducive to residential development at the prescribed average density of 20 to 60 dwelling units per acre that include, but are not limited to, minimum lot area, setbacks, height, open space, landscaping , and parking; WHEREAS , the City Council adopted Resolution No. 2024-85 on November 19, 2024, initiating amendments to Section 20.28.050 (Housing Opportunity (HO) Overlay Zoning Districts) and the pending complementary amendment to Title 21 of the NBMC to adjust certain development standards, including but not limited to, building height limits;
WHEREAS , pursuant to Section 13515 (Public Participation and Agency Coordination Procedures) of the California Code of Regulations Title 14, Division 5.5, Chapter 8, Subchapter 2, Article 5 (Public Participation) ("Section 13515"), drafts of the LCPA as revised were made available , and a Notice of Availability was distributed at least six weeks prior to the anticipated final action date; WHEREAS , a public hearing was held by the Planning Commission on January 23, 2025, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California to consider the Amendment. A notice of time, place and purpose of the public hearing Ordinance No. 2026-
was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 (Public Hearings) and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; WHEREAS , at the conclusion of the public hearing, the Planning Commission adopted Resolution No. PC2025-004 by a unanimous vote of (5 ayes, 1 recusal) recommending the City Council authorize the submittal of the LCPA, as revised; WHEREAS , the City Council held a duly noticed public hearing on June 10, 2025, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California . Notice of time , place and purpose of the public hearing was given in accordance with the Ralph M. Brown Act, Section 13515, Chapter 20.62 (Public Hearings) and Chapter 21 .62 (Public Hearings) of the NBMC. Evidence , both written and oral, was presented to, and considered by, the City Council at this public hearing; WHEREAS , at the conclusion of the public hearing, the City Council adopted Resolution No. 2025-32, authorizing submittal of the LCPA, as revised, to the CCC by a unanimous vote (6 ayes, 0 nays) establishing the HO Overlay Coastal Zoning District for identified properties within the Coastal Zone;
WHEREAS , the CCC denied the LCPA at its April 17, 2026, hearing, as submitted and approved it with suggested modifications (LCP-5-NPB-24-0032-2) as being consistent with the California Coastal Act; and
WHEREAS, the City Council held a public hearing on May 26, 2026, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California . Notice of time, place and purpose of the public hearing was given in accordance with the Ralph M. Brown Act, Section 13515, and Chapter 21.62 (Public Hearings) of the NBMC.
Evidence, both written and oral, was presented to, and considered by, the City Council at this public hearing.
NOW THEREFORE, the City Council of the City of Newport Beach ordains as follows:
Section 1: The City Council hereby approves the Local Coastal Program Amendment filed as PA2022-0245 and PA2024-0205 and accepts the suggested modifications by the California Coastal Commission ("CCC") to amend Title 21 of the Ordinance No. 2026-
Newport Beach Municipal Code as set forth in Exhibit "A," and based upon the Findings in Exhibit "B," each of which are attached hereto and incorporated herein by reference.
Section 2: The LCPA filed as PA2022-0245 and PA2024-0205 , will be carried out in full conformity with the California Coastal Act.
Section 3: The recitals provided in this ordinance are true and correct and are incorporated into the substantive portion of this ordinance.
Section 4: The City Council hereby authorizes City staff to submit this ordinance for a determination by the Executive Director of the CCC that this action is legally adequate to satisfy the specific requirements of the CCC's April 17, 2026, action on LCPA Request No. LCP-5-NPB-24-0032-2 (6th Cycle Housing Element).
Section 5: This ordinance shall not become effective until thirty days after adoption and until the Executive Director of the CCC certifies that this ordinance complies with the CCC's April 17, 2026, action on LCPA Request No. LCP-5-NPB-24- 0032-2 (6th Cycle Housing Element).
Section 6: If any section, subsection, sentence , clause or phrase of this ordinance is for any reason held to be invalid or unconstitutional , such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections , sentences , clauses or phrases be declared invalid or unconstitutional.
Section 7: The Housing Element Implementation Program Amendments Final PEIR (SCH No. 2023060699) was prepared for the 6th Cycle Housing Element Implementation (also referred to as the "Project") in compliance with the California Environmental Quality Act ("CEQA") as set forth in the Public Resources Code Section 21000 et seq., Title 14, Division 6, Chapter 3 of the California Code of Regulations CEQA Guidelines"), and City Council Policy K-3 (Implementation Procedures for the California Environmental Quality Act). On July 23, 2024, the City Council adopted Resolution No. 2024-50 , to certify the PEIR as complete and adequate , inclusive of all required findings , a statement of overriding considerations, and a mitigation monitoring reporting program. The City Council hereby finds that the action to adopt this Resolution approving the LCPA was considered within the PEIR. Resolution No. 2024-50 is hereby incorporated by reference.
Ordinance No. 2026-
Section 8: Except as expressly modified in this ordinance, all other sections, Subsections, terms, clauses and phrases set forth in the NBMC shall remain unchanged and shall be in full force and effect.
Section 9: The Mayor shall sign and the City Clerk shall attest to the passage of this ordinance. The City Clerk shall cause the ordinance, or a summary thereof, to be published pursuant to City Charter Section 414 and the same shall become final and effective as provided in Section 5 of this ordinance .
This ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on the 26th day of May, 2026, and adopted on the 9th day of June, 2026, by the following vote, to-wit:
AYES: ------------------ ------
NAYS: ------------------------
ABSENT: ___________________ _
Lauren Kleiman, Mayor
ATTEST:
Lena Shumway, City Clerk
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
Exhibit A - Findings
Exhibit B - LCPA Filed as PA2022-0245 and PA2024-0205
EXHIBIT A
FINDINGS
The City Council finds amendments to the LCP are legislative acts. Neither Title 21 nor State Planning Law set forth any required findings for either approval or denial of such amendments. Notwithstanding the foregoing, the Local Coastal Program Amendment ("LCPA") is consistent with the corresponding General Plan Amendment and Zoning Code Amendment, adopted by City Council Resolution No. 2024-51 and Ordinance No. 2024-16, respectively. The LCPA will also create internal consistency with the Housing Element:
Findings and Facts in Support of Finding:
1. The Housing Element includes Section 4 (Housing Plan), which sets forth programs and strategies to facilitate and encourage the development of the City's obligation to meet regional housing demand. Appendix B of the Housing Element is the Sites Analysis and identifies several sites to be rezoned to allow for potential redevelopment with housing projects. A number of these sites are within the City's Coastal Zone. As Title 20 has been amended to add the new HO Overlay Zones with associated development standards, similarly, the amendment to Title 21 to add the new Housing Opportunity (HO) Overlay Coastal Zoning Districts for properties within the Coastal Zone has been prepared and submitted to the California Coastal Commission for consideration.
2. The amendment specific to Title 21 (Local Coastal Program Implementation Plan) of the NBMC, attached hereto as Exhibit "B," and incorporated herein by reference, will create consistency in implementation between Titles 20 and 21 of the NBMC and will help to fulfill the Housing Plan, as the proposed LCPA will facilitate the development of housing consistent with the implementation program in the Housing Plan of the Housing Element, as discussed in Resolution No. 2024-51 under the Findings for the General Plan Amendment. The LCPA will enable the implementation of the Housing Element's key objective , which is to accommodate the development of housing projects to fulfill City' s "fair share" of regional housing need and demand.
EXHIBIT B
LOCAL COASTAL PROGRAM AMENDMENT
FILED AS PA2022-0245 AND PA2024-0205
I. The title and section listing of Chapter 21 .28 are hereby revised to include the Housing Opportunity (HO) Overlay Coastal Zoning Districts as follows :
Chapter 21.28
OVERLAY COASTAL ZONING DISTRICTS (MHP, PM, B, C, AND HO) Sections:
21 .28.010
21.28.020
21.28.030
21.28.040
21 .28.050
21 .28.060
21 .28.070
21 .28.080
Purposes of Overlay Coastal Zoning Districts.
Mobile Home Park (MHP) Overlay Coastal Zoning District.
Parking Management (PM) Overlay District.
Bluff (8) Overlay District.
Canyon (C) Overlay District.
Height (H) Overlay District.
Special Flood Hazard Area (VE) Overlay District.
Housing Opportunity (HO) Overlay Coastal Zoning Districts.
II. Section 21.28.010 (Purpose of Overlay Coastal Zoning Districts) is hereby amended to include the HO Overlay Coastal Zoning Districts to read as follows:
21.28.010 Purposes of Overlay Coastal Zoning Districts.
The purposes of the individual overlay coastal zoning districts and the manner in which they are applied are outlined below. An overlay district may be initiated as a Coastal Zoning Map amendment in compliance with Chapter 21 .14 (Coastal Maps). All development shall comply with the applicable development standards (e.g., setbacks, height) of the underlying coastal zoning district in addition to the standards provided in this chapter, if any. In situations where an inconsistency occurs between the development standards of the underlying coastal zoning district and the standards in this chapter, the standards of the overlay district shall prevail.
A. MHP (Mobile Home Park) Overlay Coastal Zoning District. The MHP Overlay Coastal Zoning District is intended to establish a mobile home district on parcels of land developed with mobile home parks. The regulations of this district are designed to maintain and protect mobile home parks in a stable environment with a desirable residential character .
8 . PM (Parking Management) Overlay Zoning District. The PM Overlay Zoning District is intended to provide for areas where parking management plans are appropriate to ensure adequate parking.
C. B (Bluff) Overlay Coastal Zoning District. The B Overlay District is intended to establish special development standards for areas of the City where projects are proposed on identified bluff areas. The specific areas are identified in Part 8 of this Implementation Plan (Maps).
D. C (Canyon) Overlay Coastal Zoning District. The C Overlay District is intended to establish development setbacks based on the predominant line of existing development for areas that contain a segment of the canyon edge of Buck Gully or Morning Canyon.
The specific areas are identified in Part 8 of this Implementation Plan (Maps) .
E. H (Height) Overlay District. The H Overlay District is intended to establish standards for review of increased building height in conjunction with the provision of enhanced project design features and amenities.
F. HO (Housing Opportunity) Overlay Coastal Zoning Districts. The HO Overlay Coastal Zoning Districts are intended to accommodate housing opportunities consistent with the Housing Element's focus areas and to ensure the City can meet its allocation of the Regional Housing Needs Assessment (RHNA) . The specific areas are identified in Part 8 of this title (Maps).
Ill. Section 21.28.080 (Housing Opportunity (HO) Overlay Coastal Zoning Districts) is hereby added to read as follows:
21.28.080 Housing Opportunity (HO) Overlay Coastal Zoning Districts.
A. Applicability . This section applies to properties located in one of the Housing Opportunity (HO) Overlay Coastal Zoning Districts, as identified in Part 8 of this title.
This includes the following subareas:
1. HO-1 - Airport Area Environs Area - The Airport Area Environs Area is located north of the Upper Newport Bay Nature Reserve, primarily around the John Wayne Airport.
2. HO-3 - Dover-Westcliff Area - The Dover-Westcliff Area includes property on both sides of West Coast Highway and the west of Dover Drive. Properties in the Lido Village area are included.
3. HO-4 - Newport Center Area - The Newport Center Area is generally bounded by San Joaquin Hills Road, MacArthur Blvd, Coast Highway, and Jamboree Road.
The above listed are general descriptions of each subarea and additional properties may be included with the subarea. To be eligible for the provisions of this chapter, the property must be listed on the HO area map as an "Opportunity Site".
B. Uses Allowed . The following uses shall be permitted in the Housing Opportunity (HO) Overlay Coastal Zoning Districts:
1. Any use that is permitted or conditionally permitted in the base zone;
2. Multiple-unit development that meets the density requirements set forth in this section;
3. Mixed-use development that includes a residential component which complies with the minimum density set forth in this section;
4. Residential supporting uses such as leasing/sales/property management offices, fitness facilities, recreation facilities, etc.; and
5. Residential uses permitted under this section shall harmonize with the Coastal Act's priority uses, including visitor-serving , marine-related, public serving, or recreational uses, and shall retain or provide functionally equivalent uses, as measured by comparable visitor peak use intensity and public availability .
C. Subarea Development Standards.
1. Development Standards. The following development standards shall apply to any residential or mixed-use project permitted pursuant to this section. Unless otherwise modified by this section, all applicable development standards, including any adopted objective design standards, shall apply.
TABLE 21.28-1
DEVELOPMENT STANDARDS FOR HOUSING OPPORTUNITY OVERLAY ZONES Housing Opportunity Subareas
Development H0-1 H0-3 H0-4
Feature
Lot Size/Dimension Per Base Zone
Lot area required Minimum:
per unit (sq. ft.)1 2,178 (20 du/ac)
Maximum:
871 (50 du/ac)
Setbacks
Front 0 ft. <2) 1 0 ft. <2)(3) Q(2)
Rear 0 20 ft. 0
Side O' (4)
Street Side 0(2) 10 ft.<2) 0 ft.(2)
Height Per Base Zone 65 ft. (S) Per Base Zone<8) J
unless otherwise unless otherwise
identified on the identified on the
map map
Building Separation 10 ft.
Floor Area Ratio No restriction(6)
(FAR)
Common Open Minimum 75 square feet/dwelling unit. (The minimum Space(?) dimension flenqth and widthl shall be 15 feet.) Private Open 5% of the gross floor area for each unit. (The minimum Space(?) dimension flenqth and width] shall be 6 feet.) Fencing See Section 21 .30.040 (Fences, Hedges, Walls, and Retaining Walls).
Landscaping See Section 21.30.075 (Landscaping) and 21 .30.085 (Water Efficient Landscapinq).
Liqhtinq See Section 21 .30.070 (Outdoor Liqhtinq).
Parking See Subsection (0)(2) below and Chapter 21 .40 (Off-Street Parking).
Signs See Chapter 21 .30.065 (Sign Standards).
(1) Minimum/maximum allowable density range may be based on an average density of the entire project site, excluding density bonus units.
(2) Any portion of the building that is over 20 feet in height shall be setback a minimum 20 feet from the street right-of-way.
(3) Except in the Mixed-Use Mariners Mile (MU-MM) Zoning District wherein residential uses are only allowed beginning 100 feet north of Coast Highway.
(4) The combined total from both sides shall be 15 feet. (5) The height shall be limited to 35 feet in the Shoreline Height Limit Area, as identified in Map H-1. (6) The FAR in this table only applies to residential floor area, including any supporting facilities. In mixed-use developments, the FAR for nonresidential is still applicable. (7) For purposes of this section, common and private open space in HO-1 may include enclosed shared amenities such as a clubhouse, swimming pool, tennis court, basketball court, racquetball court, weightlifting facility, children's playground equipment, sauna, jacuzzi, day care facility, or any other recreational amenities/facilities as deemed appropriate by the Community Development Director. (8) "Base Zone" includes all height limitations by the Sight Plane Ordinance (Ordinance No. 1371 and Ordinance No. 1596).
2. Airport Area Environs Area (HO-1 ). The following development standards shall only apply to projects with the Airport Area Environs Area:
a. Sound Mitigation. The interior ambient noise level of all new residential dwelling units shall meet applicable standards of the Section 10.26.030 (Interior Noise Standards). An acoustical analysis report, prepared by an acoustical engineer, shall be submitted describing the acoustical design features of the structure that will satisfy the interior noise standard. The residential units shall be constructed, and noise attenuated in compliance with the report.
b. Advanced Air Filtration. The design of all new residential and mixed-use residential developments shall include advanced air filtration systems to promote cleaner air within living environments .
c. Notification to Owners and Tenants. A written disclosure statement shall be prepared prior to sale, lease, or rental of a residential unit within the development. The disclosure statement shall indicate that the occupants will be living in an urban type of environment adjacent to an airport and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area. The disclosure statement shall include a written description of the potential impacts to residents of both the existing environment (e.g., noise from planes, commercial activity on the site and vehicles streets) and potential nuisances based upon the allowed uses in the zoning district. Each and every buyer, lessee, or renter shall sign the statement acknowledging that they have received, read, and understand the disclosure statement. A covenant shall also be included within all deeds, leases or contracts conveying any interest in a residential unit within the development that requires: (1) the disclosure and notification requirement stated herein; (2) an acknowledgment by all grantees or lessees that the property is located within an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area; and (3) acknowledgment that the covenant is binding for the benefit and in favor of the City of Newport Beach.
d. Housing Opportunity Sites 23, 24, 25 and 26. A residential or mixed-use development encompassing Housing Opportunity Sites 23, 24, 25, and 26 shall include a free to access public park or public recreational opportunity , which shall comply with Subsection 21.28.070(0)(4) and that conforms to all the following:
i. A minimum 50-foot ESHA buffer measured from the outermost extent of the riparian or wetland vegetation, whichever extends furthest from the channel shall be provided. For a minimum 10-year period, the buffer shall be measured from the outermost extent of the vegetation established as part of the Santa Ana Delhi Channel Improvement Project proposed by the Orange County Flood Control District. The 50-foot buffer shall be consistent with 21.308 .30(0); however, the exceptions criteria for smaller ESHA buffers shall not apply. Further, a path sited, designed, constructed and operated in a manner that minimizes impacts to ESHA and other coastal resources may be permitted within the 50-foot ESHA buffer where needed to maintain the channel and/or provide for public access and recreation.
ii. An additional 50-foot buffer measured from the outermost extent of the ESHA buffer shall also be provided consistent with 21.308.30(E). This transitional buffer may be used to accommodate a free, low-impact public recreational opportunity. At a minimum, such public recreational opportunity shall include a contiguous open space corridor along the entire length of the Santa Ana Delhi Channel located adjacent to the subject properties that is of sufficient width to accommodate a 100-foot biological buffer, separately and contiguously, to protect habitat in and along the channel. Such recreational opportunity shall also provide public access and recreational open space that will accommodate passive and active public recreational opportunities including, but not limited to continuous pedestrian/cycling trail, benches, drinking fountains and/or water fill stations, picnic tables, shade structures and fitness/exercise equipment.
iii. In the event the Santa Ana Delhi Channel Improvement Project does not occur there shall be a minimum 100-foot-wide corridor along the channel that extends from the top of the channel bank to be used for the free, low impact coastal access and public recreational opportunity described in subsection (8) above.
D. General Development Standards. The following development standards shall apply to all projects within the Housing Opportunity zone, regardless of subarea:
1. Landscaped Setbacks. All front and street side setbacks shall be landscaped, except for areas that provide vehicle and pedestrian access to the right-of-way.
2. Residential Off-Street Parking Requirements. Residential parking requirements for projects within the Housing Opportunity Overlay Zones shall be provided in accordance with Table 21 .28-2 below. Parking for all other uses not included in this table shall be provided in accordance with Chapter 21 .40 (Off Street Parking Requirements) of the NBMC.
TABLE 21.28-2
RESIDENTIAL OFF-STREET PARKING FOR HOUSING OPPORTUNITY OVERLAY ZONES
Land Use
Residential
(Rental)
Residential
(Ownership)
Subt e
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms
Visitor Parkin
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms
Visitor Parkin
1.1 spaces per dwelling unit
1.5 spaces per dwelling unit
1.8 spaces per dwelling unit
2.0 spaces per dwelling unit
0.3 s aces er dwellin unit
1 .4 spaces per dwelling unit
1 .8 spaces per dwelling unit
1 .8 spaces per dwelling unit
2.0 spaces per dwelling unit
0.3 s aces er dwellin unit
3. Visitor-Serving Commercial, Marine-Related Uses, or Visitor Accommodations . For sites with base designations intended for Visitor-Serving Commercial, Marine-Related Uses, or Overnight Visitor Accommodations, any existing uses consistent with the intent of those designations shall be retained, replaced, or expanded where feasible, with a functionally equivalent use in terms of comparable visitor peak use intensity and public availability . No hotel, motel, or other overnight visitor accommodations shall be converted or replaced with residential use.
4. Parks and Recreation or Open Space-Uses. For sites with base designations intended for Parks and Recreation or Open Space, any existing uses consistent with the intent of those designations shall be retained, replaced or expanded where feasible, with a functionally equivalent use in terms of comparable visitor peak use intensity and public availability. When there is a proposed replacement of any existing priority use with a new priority use, a use that provides lower-cost and/or no-cost visitor-serving and coastal access is preferred.
5. All housing projects within the Housing Opportunity (HO) Overlay Coastal Zoning District shall demonstrate consistency with:
a. Section 21 .30.015 (General Site and Development Standards); b. Section 21.30.030 (Natural Landform and Shoreline Protection); c. Section 21.30.100 (Scenic and Visual Quality Protection); d. Section 21 .30.105 (Cultural Resource Protection); and e. Chapter 21.30B (Habitat Protection).
IV. Chapter 21.80 (Maps) is hereby revised to incorporate Section 21 .80.032 (Housing Opportunity Overlay Districts Maps) as follows:
21.80.032 Housing Opportunity Overlay Districts Maps.
HO-1 - Airport Area Environs Area (PDF)
HO-3 - Dover-Westcliff Area (PDF)
HO-4 - Newport Center Area (PDF)
V. The corresponding maps identified in Section 21.80.032 are as follows on the subsequent pages:
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KLINE DR
CEIBA PL
PERLA
RAQUETA
CACAO ST
BIRCH ST
EGRET CT GANNET LN
CAPITAN CT
NATA
OTERO
UPPER BAY DR
CANCHA
VALENC IA
SAL ERN O
B
A STIA
INDUS ST
SA
N
MA R CO
VISTA
NO
BLEZA
SILVER LN
AZURE AVE
ZENITH AVE
V IST A QU INTA
AMALFI
VISTA UMBRO
SA
CORINT HIA N WAY
REDLANDS DR
BRUINBARK LN
AUGUST LN
QUEDADA BRINDISI
BAY FARM PL
BOWSPRIT D R
ORCHID HILL PL
ONDA
PAPER LN
MILA NO DR
VISTA PARADA
NA PLES
PLA YA
V I STA D EL VELA
CORM O RANT CIR
HALF DOME PL
MESA DR
UPTOW
NNEWPORT DR
CAROB ST
RIVERSIDE DR
PELICAN CT
MARTIN
CORT E HERM
OSA
MARTING
ALE W
AY
SHEARWATER
PL
CORTE CALETA
SCOTT DR
BAYVIEW
PL
ESTUARY LN
ORCHARD DR
PEGASUS ST
SPRUCE ST
COR T E PORTOFINO
NEWPORT PLAC E DR
DOVE ST
QUAIL ST
ORCHARD DR
BAYVIEW WAY
CASSIA ST
CYPRESS
ST
ALTA
VISTA
DR
BAYPOINTEDR
MESA DR
ANNIVERSARY LN
TELLER AVE
UPPER NE W PORTPLAZADR
VISTA ROMA
VISTA ORNADA
CORTE MARIN
CATALPA ST
BAYCRESTCT
DOVE ST
ORCHID ST
SANTA ANA AVE
VISTA SUERTE
MAC ARTHURCT
BAY VIEW
AVE
ACACIA ST
GOLDEN CIR
QUAIL ST
CYPRESS ST
WESTERLY PL
SPRUCE AVE
BAYVIEW C IR
FAIRCHILD RD
UNIVERSITY DR
VISTA DEL ORO
LA SALUD
BRISTOL ST N
BRISTOL ST
CAMPUS DR
LA VIDA
BRISTOL ST
BIRCH ST
BRISTOL ST N
CAMPUS DR
BIRCH ST
BIRCH ST
MESA DR
IRVINE AVE
VO
N KARM
AN AVE
CAMPUS DR
BRISTOL ST
BACK BAY DR
JAMBOREE RD
EASTBLUFFDR
MACARTHUR BLVD
MACARTHUR BLVD
UNIVERSITY DR
JAMBOREE RD
MACARTHUR BLVD
Bayview Park
Eastbluff Park &
Boys and Girls Club
Bonita
Creek Park
Mesa
Birch
Park
Uptown
Park
A
A
B
B
HO-1 Airport Area Environs Area.mxd
0 1,250625
FeetI
City of Newport Beach
GIS Division
October 04, 2024
HO-1 Airport Area Environs Area
A
B
60' maximum
35' maximum
Legend
Housing Opportunity Sites Overlay (Coastal Zone)
Housing Opportunity Sites Overlay
Coastal Zone Boundary
n
n
n
n
n
FINLEY AVE
VILLA W
AY
FREMONT ST
HOLMWOOD DR
MEDINA W
AY
ALVARADO
PL
CORONADO ST
WINSLOW LN
ISLAND AVE
MONTERO
AVE
LINDO
AVE
ANADE AVE
06TH ST
LA JOLLA DR
BEACH DR
SHORT ST
LAKE AVE
MARCUS AVE
MC FADDENPL
WESTMINSTER AVE
14TH ST15TH ST
09TH ST
10TH ST11TH ST
12TH ST
13TH ST
KINGS RD
STARELN
OHMS WAY
BEACON ST
LAFAYETTE AVE
BOLSA AVE
17TH ST
16TH ST
18TH ST
VIA MALAGA
31ST ST
RAYMOND AVE
SANTA ANA AVE
15TH ST
CHANNEL PL
CLIFF DR
OCEAN FRONT ALLEY W
OCEAN FRONT W
BEACON ST
BUCKINGHAM LN
BEDFORD LN
17TH PL
22ND ST
16TH ST W
KENT LN
07TH ST
MC NEIL LN
CLUBHOUSE AVE
ALISO AVE
POW
ELL PL
32ND ST
08TH ST
BAY AVE E
KINGS PL
19TH ST
21ST PL
CASTAWAYS LN
RIVO ALTO
STRADA YELLA
ZURICHCIR
DONALDPL
23RD ST
ALDEAN PL
GARY PL
MICHAEL PL
PAR K PL
VIACORDOVA
38TH ST
SPINDRIFT WAY
VISTA DR
REIMS
LN
VIA FERMO
BOLIVAR ST
BOLERO WAY
ORION WAY
ANZA ST
MARINO
DR
HILARIA WAY
DANA RD
CAMBRIDGE CIR
33RD ST
34TH ST
PATRICE RD
VIA FLORENCE
35TH ST
ORANGE AVE
VIA DIJON
COURT AVE
16TH ST
ARBOR DR
ANDOVER LN
VIA HAVRE
27TH ST
26TH ST
24TH ST
25TH ST VIA SAN REMO
28TH ST
CENTRAL AVE
VIA RAVENNA
WAVERLY DR
36TH ST
STRADA QUITO
STRADA DIJON
VIA QUITO
OGLE CIR
29TH ST
CORNWALL LN
HARBOR ISLAND
STRADA PALERMO
RIALTO
VIA PALERMO
CAPE ANDOVER
MEDICAL LN
VIA ORVIETO
CAPEWOODBURY
VIA EBOLI
VIA NICE
CAGNEYLN
MARINERS DR
STRADA MENTONE
VILELLE PL
EL PASEO ST
VIA MENTONE
FLOWER ST
STRADA LORCA
21ST ST
VIA LORCA
DRAKE ST
VIA KORON
CRESTA DR
POM
ONA AVE
20TH ST
CHANNEL RD
CAPE DANBURY
STRADA FLORENCE
BAY AVE W
OCEAN FRONT ALLEY W
OCEAN FRONT W
VIA JUCAR
BAY AVE W
ABBIE WAY
LAUREL PL
VIA YELLA
30TH ST
STRADA ITHACA
STRADA HAVRE
VIA FIRENZE
HOAG RD S
CASTAWAYS NORTH
VIA ITHACA
STRADA XANTHE
CLAY ST
VIA GENOA
VIA GRAZIANA
HOAG DR
RAMONA PL
RAMONA WAY
FLAGSHIP RD
VIA XANTHE
LA PERLE PL
VIA W
AZIERS
ST ANDREW
S RD
VIA VENEZIA
EBB TIDE CIR
LA JOLLA LN
15TH ST
HAVEN PL
RUTLAND
RD
STRADA UNDINE
ST JAMES RD
PEMBROKELN
VIA UNDINE
15TH ST W
PRODUCTION PL
STRADA TRIESTE
VIA TRIESTE
PLACENTIA AVE
ST JAMESPL
18TH ST
CIRCLE DR
BALBOA COVES
LENWOOD DR
ALISO AVE
RIVERSIDE AVE
SAN BERNARDINO AVE
FULLERTON AVE
EL MODENA AVE
REDLANDS AVE
TUSTIN AVE
SANTA ANA AVE
TUSTIN AVE
KNOX PL
16TH ST
KNOX ST
PALMER ST
CLAY ST
BROAD ST
VIA OPORTO
LIDO PARK DR
LA PERLE LN
BUENAVISTABLVD
LINDA ISLE
HOSPITAL RD
SHIPYARD
W
AY
CRESTVIEW DR
BROADWAY
CORAL PL
HOAG RD W
ROCHESTER ST
INDUSTRIAL WAY
OCEAN VIEW
AVE
PIRATE RD
RHINE THE
SEA GULL LN
SNUG HARBOR RD
SIG
NAL RD
ANCHORAGE W
AY
NEWPORTPIER
AVON ST
MAGNOLIA ST
16TH PL
OGLE ST
CABRILLO ST
MARGARET DR
HOLLY LN
OLD NEW
PO
RT BLVD
CATALINA DR
16TH ST
SHERINGTON PL
BAY SHORE DR
VIA LIDONORD
32ND ST
VIA
LIDO
SOUD
VIA LIDO NORD
VIA LIDO S OUD
IRVINE AVE
IRVINE AVE
WESTCLIFF DR
CLIFF DR
RIVERSIDE AVE
PLACENTIA AVE
VIA LIDO
DOVER DR
CLIFF DR
DOVER DR
17TH ST
BALBOA BLVD W
BALBOA BLVD W
NEW
PORT BLVD
SUPERIOR AVE
NEW
PORTBLVD
BALBOA BLVD E
COAST HWY E
NEW
PORT BLVD
SUPERIOR AVE
COAST HWY W
COAST HWY W
Bob Henry
Park
Castaways
Park
Bolsa
Park
Sunset
View Park
Kings
Road Park
Veterans
Memorial
Park
Rhine
Wharf
Park
Gateway
Park
Lido
Park
John Wayne
Park
Mariners
Park
Cliff
Drive Park
Marina Park
Marina
Park
(Docks)
Lower
Castaways
Park
Mariners
Elementary
Newport
Heights
Elementary
Newport Elementary
Ensign
Intermediate
School
Newport
Harbor HS
HO-3 Dover-Westcliff Area.mxd
0 1,200600
FeetI
City of Newport Beach
GIS Division
October 04, 2024
HO-3 Dover-Westcliff Area
Legend
Housing Opportunity Sites Overlay (Coastal Zone)
Housing Opportunity Sites Overlay
Coastal Zone Boundary
n
n
n
n
E
D
FD GC
C
A
B
SEA PINE LN
BALBOA AVE
FOURTH AVE
RUEVILLARS
ACACIA AVE
CELTIS PL
HIDALG
O
ENCINA
BLUE KEY
VENTAJA
DESCANSO
ALBA ST
CERCIS PL
BAYSW
ATER
BIXIA ST
FELIZ
ABALO
NE DR
CO
LONY PLZ
HILVANAR
BAY FRONT ALLEY E
ALMOND PL
TIERRA
AUGUSTA LN
BAY
COVE
LN
BAY FRONT S
MARITIME DR
BRITT
A NY
DARTMO
UTH
FO
RTUNA
BAJA
BEXLEY DR
CARLOTTA
CITRUS PL
SING
LETREEDR
SHOAL DR
OYSTER BAY DR
RUE DU PARC
NAUTILUS LN
FIESTA
MARAPATA DR
PATO
LITA DR
TRADEWINDS LN
RAMONADR
R
UE CHANTILLY
EVITA DR
SEAVISTA
DR
BACK BAY DR
LAVER WAY
BARRANCA
MONTECARLO
CHESHIRE CT
HAMPSHIRE LN
MALLORCADR
CAN
YON
CT
SAN SIMEON DR
SALT AIR CIR
TOYON
LN
LOCHMOOR LN
MAINSAIL DR
JUPITER HILLS DR
CATAMARAN DR
ALDER PL
MAIDSTONE DR
K-THANG
A
DR
SEAFARING DR
RUEBIARRITZ
RUEVALBONNE
ZAHMA DR
ALI CAN
TE
VINTAG
E
DR
WINGED
FOO
TLN
VISTA UMBROSA
SHELLMAKER RD
CHATHAM CT
ASHFORD LN
CANYON CREST DR
OAK TREEDR
SAN
BRUNO
OAKMONT LN
JADE AVE
MARINE AVE
TIDEPOOL DR
RAQUETA
CARTAGENA
POLARISDR
PO
SADA
CHERRYHILLS
LN
DEERW
O
OD
LN
TORREY
PINESLN
AVEN IDA CAM
PO
THUNDERB IRD DR
CAMPHOR ST
INLET DR
RUE
G
RANDDUCAL
BELCO
URT
DR
CREST CIR
MALABAR DR
ESTELLE LN
HOLIDAY RD
KEEL DR
STARBOARDWAY
CROWN DR
SEABRO
OK
COVE
SPRING
TIDEDR
AVENIDA
CERRITOS
OUTRIGGERDR
BELLIS ST
ALEPPO ST
CRYSTAL AVE
W
EYBRIDGE CT
SANTANA DR
WINDOVER DR
VISTA LAREDO
LEESBURY CT
LAURENT
SANTA ROSA DR
SANDBAR DR
VISTA
FLO
RA
CORSICA
DR
HUNTINGTON
C
T
SANDCASTLEDR
SANDALWOOD LN
VISTA DEL VELA
JETTY DR
NEW
PORT HILLS DR W
VISTA
ROMA
SEA COVE LN
GLENW
OO
D LN
BUTTONSHELL LN
KEWAMEE DR
BISON AVE
HAMPSHIRECIR
EBBTIDE RD
DIAM
O
ND AVE
SAPPHIRE AVE
ABALO
NE AVE
RUBY AVE
PROMONTORYDR
W
BEACHCOMBER DR
BARRIER REEF DRBUN
GALOW
PL
PA
UMA
LN
PORT SEABOURNEWAY
W
AVECREST DR
COLONIAL DR
PORT SUTTON DR
VISTA
DO
RADO
CO
RAL AVE
GRAND CANAL
AM
ETHYST AVE
APO
LENA AVE
ONYX AVE
HONORS DR
CYPRESSPOINTLN
SKYLARK LN
VALENCIA
EL DORADO LN
BOMBERO ST
G
LENEAGLES
DR
CATALPA ST
CAMPANILE
CURL DR
PORT SHEFFIELD PL
EVENING STAR LN
E
DGEWOOD DR
CANYON ISLAND DR
VISTA DEL SOL
CORELLA
CANDLESTICK LN
PORT ASHLEY PL
BAY FRONT E
LONG BAY DR
PORT CARNEY PL
ALTA VISTA DR
LO
G
G
IA
RUE VERTE
RUEGRANDVALLEE
HARBOR WOODS PL
PINEVALLEY LN
VISTA
HUERTA
VISTAMADERA
PORT WESTBOURNE PL
PARK NEW
PORT DR
INVERNESS LN
CROWN DR N
JASMINECREEK DR
SAILHO
USELN
EL PASEO DR
ATOLL DR
HARBOR POINTE
PORT EDWARD PL
VISTA DEL PLAYA
TURNBERRYDR
OLD
COURSEDR
PORTSIDE WAY
PORT STIRLING PL
VISTA HOGAR
BAYSIDECOV E E
M
ARSALA
DR
PORT MARGATE PL
SEADRIFT DR
PINEHURSTLN
VILAGGIO
ARCH BAY DR
SAN CLEMENTE DR
PORT BARMOUTH PL
NEW
PORTER
WAY
MARINERS
DR
RUEFONTAINEBLEAU
TROON DR
CHUBASCO DR
VISTA
G
RANDE
A ST
ARALIA ST
PORT CHARLES PL
SURFLINE WAY
BAYSIDECO
VEW
AVOCADO AVE
BELCO
URTDR
SANTA
CRUZ DR
VISTA ENTRADA
VISTA
TRUCHA
RIVOLI
RUE CANNES
OCEAN VISTA
SETTING SUN DR
ALTA
VISTA
DR
SANTIAGO
DR
BAYW
OO
D
DR
SO
UTHERN
HILLS
DR
VISTA CAUDAL
PORT BISHOP PL
PORT STANHOPE PL
PORT TRINITY PL
PO
RTMANLEIGH CIR
SAN JOAQUIN HILLS PL
C
ROOKED STICK DR
PORTTIFFIN
PL
CO
RPO
RATE PLZ
CIVIC CENTER DR
VILLA POINT DR
MARGUERITE AVE
DO
M
ING
O
DR
CASSIA ST
SKYSAIL DR
GOLDENROD AVE
SEACRESTDR
PORTMANLEIGHPL
PORT ABBEY PL
FORD RD
CENTER DR
BAY HILL DR
HERMITAGELN
NORTH STAR LN
ISLAND VIEW
DR
CLUBHOUSE DR
ALDERWOOD DR
ANACAPA
DR
SPANISH BAY DR
VISTA BONITA
ROYAL SAINTGEORGE RD
PORT LAURENT PL
PORT RENW
ICK PL
ROCKINGHAM DR
ALTURA DR PEBBLE DR
LIGHTHO
USELN
PORT KIMBERLY PL
SEAISLANDDR
TAHUNA TER
HARTFORD DR
MUIRFIELD
BLUEW
ATER
DR
SABRINA TER
AVOCADO AVE
DOLPHIN TER SERENADE TER
CAROB ST
PORTCARLOW
PL
AMIGO
S
W
AY
PORT TAGGART PL
BURNING TREE RD
SEA LN
SANTA
M
ARIA
RD
W
HITE SAILS W
AY
PORT W
HEELER PL
SOUTHAMPTON CT
NEWPORTHILLSDR E
ANTIGUA
W
AY
CO
UNTRYCLUBDR
BAMBOO
ST
BASSWOOD S T
HIGHBLUFFDR
SEARIDGEDR
GALATEATER
ARBUTUS ST
SAN NICOLASDR
BUCKEYEST
BAYADERETER
VISTA
CAJO
N
GALAXY DR
RESIDENCIA
SANTANELLA TER
PACIFIC VIEW DR
NORTHAMPTON CT
BLACKTHORN ST
WINDWARD LN
BONNIE DOONE TER
BUNYA ST
LEEWARD LN
G
RANVILLE
DR
SANTIAGO DR
HILLSDALE DR
PROMON TORY DR E
CANYON
FAIRW
AYDR
GALAXY DR
PARK AVE
M
ARINEAVE
LA FELICIDAD
VISTADEL ORO
IRVINE AVE
LASALUD
VISTA
DELORO
MARGUERITE AVE
JAMBOREERD
HARBOR VIEW DR
NEWPORTCENTERDRE
MAR VISTA DR
NEW
PORT
CENTERDR
SAN
MIGUELDR
BIG CANYON DR
BAYSIDE DR
SAN JOAQUIN HILLS RD
BIG CANYON DR
BACK BAY DR
BIG CANYON DR
NEW
PORTCENTER
DR
W
CAMELBACK ST
SAN MIGUEL DR
SANTA BARBARA DR
BAYSIDE DR
BACK
BAYDR
BACKBAYDR
JAMBOREE RD
EASTBLUFFDR
JAMBOREE RD
MACARTHURBLVD
FORD RD
BISON AVE
COAST HWY E
BONITA CANYON DR
COAST HWY E
SAN JOAQUIN HILLS RD
MACARTHUR BLVD
SAN JOAQUIN HILLS RD
EASTBLUFF DR
MACARTHUR
BLVD
JAMBOREE RD
JAMBOREE RD
MACARTHUR BLVD
Bonita Canyon
Sports Park
North Star
Beach
Civic
Center Park
Harbor View
Nature Park
Eastbluff Park
& Boys and
Girls Club
San Joaquin
Hills Park & Lawn
Bowling Center
Newport
Aquatic
Center
Lincoln
Athletic
Center
Back Bay
View Park
Buffalo
Hills Park
Galaxy
View Park
Arroyo Park
Irvine
Terrace
Park
Myrtle Park
Big Canyon
Park
Dog Park
Corona Del
Mar HS
Lincoln
Elementary
Eastbluff
Elementary
School
Corona Del Mar
Middle School
165
195
190185180
175
170
160155150145140
HO-4 Newport Center Area_Height_Exceptions.mxd
0 1,500750
FeetI
City of Newport Beach
GIS Division
June 13, 2025
HO-4 Newport Center Area
Legend
Newport Center Sight Plane
Height Exception Area
Coastal Zone Boundary
Housing Opportunity Sites Overlay (Coastal Zone)
Housing Opportunity Sites Overlay
32 feet (flat) / 37 feet (sloped)
48 feet
70 feet
85 feet
110 feet
150 feet
270 feet
B
A
E
C
DG
D
DF
VI. The bottommost portion of Table 21.14-1 entitled "Overlay Coastal Zoning Districts" within Section 21 .14.020 (Coastal Zoning Districts Established) is hereby revised as follows:
Coastal
Zoning Map
Symbol
TABLE 21.14-1
COASTAL ZONING DISTRICTS
Coastal Land Use Plan Designations
Coastal Zoning Districts Implemented by Zoning Districts Overlay Coastal Zoning Districts
MHP Mobile Home Park RM Multiple-Unit
Residential
PM Parking Management All designations
B Bluff All designations
C Canyon RS, RM Single-Unit
Residential
Multiple-Unit
Residential
H Height RM Multiple-Unit
Residential
HO Housing Opportunity Varies Varies