Medical Retail Space in Newport Beach

What to diligence before LOI

1. 01

   Appointment or walk-in: Table 2-5 permits Offices - Medical and Dental by right in the CC, CG, CN and CV retail districts (not in CM). Emergency Health Facility, which Chapter 20.70 defines to include urgent care and walk-in clinics, appears in Table 2-5 only as an above-first-floor use, with a minor use permit in CC, CG and CV and not allowed in CM or CN. Table 2-4 permits urgent care by right in the OA, OG, OM and OR office districts. Settle how Planning will classify your concept before signing a ground-floor lease.

2. 02

   Parking: Table 3-10 (Section 20.40.040) requires 1 space per 200 sq ft for medical and dental offices and for emergency health facilities, against 1 per 250 for retail. A 3,000 sq ft suite needs 15 spaces where retail needed 12. Section 20.40.020.B applies the chapter to a change of use, and a reduction takes a conditional use permit under Section 20.40.110.B. Ask whether the center qualifies for the 1 per 200 shopping center rate in Section 20.40.050 (100,000 sq ft or less, restaurants at no more than 15 percent), which may already cover the clinic.

3. 03

   ADA and parking: Section 20.40.110.A lets the Director administratively reduce required parking when tenant improvements remove spaces to meet ADA requirements. If your build-out converts standard stalls to accessible ones, raise this with Planning before the parking count becomes a lease issue.

4. 04

   Surgery and labs: Outpatient Surgery Facility is an above-first-floor use needing a minor use permit in CC and CG, and is permitted in all four office districts (parking 1 per 250 sq ft). Laboratories are allowed only in CG among the retail districts, while the medical office definition covers laboratories incidental to the office. A stand-alone draw site should confirm which category it falls in.

5. 05

   Building code and X-ray: the 2025 California Building Code, Section 304.1, places outpatient clinics and ambulatory care facilities in Business Group B, while retail stores are Mercantile Group M (Section 309.1). Ask the building official whether the conversion is a change of occupancy, and budget for accessible restrooms and plumbing to exam rooms. A dental or imaging practice must register each X-ray machine with CDPH within 30 days of acquiring it (17 CCR Section 30108).

6. 06

   Code version: the tables above come from the City-hosted October 26, 2010 adopted Zoning Code. The current code is on eCode360, which refused automated requests. A third-party copy showing amendments through Ord. 2026-6 (June 9, 2026) shows the same medical rows. Fashion Island and other Irvine Company centers may be governed by Planned Community text, so confirm the district for the address.