Newport Beach, CA Environmental Rules: Flood Zones (2026)

Newport Beach contains significant FEMA-designated Special Flood Hazard Areas (SFHAs) including AE, VE, and X zones along the coastline, harbor, and areas adjacent to Upper Newport Bay. NBMC Chapter 15.50 establishes the city's Floodplain Management Ordinance consistent with FEMA requirements and the NFIP Community Rating System. New construction and substantial improvements in the AE zone must elevate the lowest floor to at least one foot above the Base Flood Elevation (BFE). Structures in the VE (coastal high-hazard) zone must be elevated on pilings or columns with the lowest horizontal structural member at or above BFE, and breakaway walls are required below the elevated floor. Substantial improvements exceeding 50% of market value trigger full flood compliance for existing structures. Flood development permits are required for all work in SFHAs including fill, grading, new construction, and alterations. The Building Division administers flood permits and maintains the community's Flood Insurance Rate Maps (FIRMs). Federally backed mortgages on properties in SFHAs require flood insurance. The city's participation in the NFIP Community Rating System provides policyholders with premium discounts. Public Works manages flood control infrastructure and storm drain capacity improvements.