Newport Village Mixed-Use Project

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Project Description:

A mixed-use development encompassing approximately 11.05 acres on the north and south sides of West Coast Highway in the Mariner's Mile corridor. The project includes 175 residential units, 240,650 square feet of office, retail, and restaurant uses, and a new 75-boat marina. A new signalized intersection would provide primary access to the project. The design includes a new publically accessible waterfront promenade and 1,343 parking spaces within two underground parking structures. Buildings above grade are 35 feet in height. All existing structures will be demolished and existing uses will be discontinued with project implementation. The project includes approximately 1,000 linear feet of new bulkhead along the bay.

Vicinity Map


Project Site Plan (click on image to enlarge)


Discretionary Actions:

The applicant requests the following approvals:

  • Approval in Concept – for Coastal Commission review of the bulkhead and marina improvements
  • Coastal Development Permit-to allow the project construction and uses in the Coastal Zone
  • Conditional Use Permit- to allow a Parking Management Program including a reduction in the parking requirement, valet parking, and vehicle lifts
  • Site Development Review-to allow the adjustment of building height above the 26/31’ base height limit to a maximum of 35 feet and the project construction on an 11.05 acre site
  • Tentative Tract Map- to merge underlying parcels and allow 175 residential condominium units and commercial units
  • Traffic Study - to consider the projected increase in vehicle trips resulting from the proposed project pursuant to the City’s Traffic Phasing Ordinance. A traffic study is required in accordance with the City’s Traffic Phasing Ordinance because the project generates more than 300 average daily trips

Environmental Impact Report (EIR):

An EIR is anticipated to address reasonably foreseeable environmental impacts resulting from the project specific discretionary approvals, an Initial Study and Environmental Impact Report (EIR) are warranted for this project pursuant to the California Environmental Quality Act (CEQA). Anticipated studies with the EIR include a/an:

  • Archeological/Paleontological Study
  • Aquatic Biological Study
  • Construction Phasing and Management Plan
  • Construction Pollution Prevention Plan and Storm Water Pollution Prevention Plan (SWPPP)
  • Geotechnical Study
  • Hydrology Study
  • Noise Study
  • Parking Study
  • Phase I and Phase II Environmental Studies
  • Traffic Study
  • Utility Demand Analysis
  • Valet Plan
  • View Simulations
  • Water Quality Management Plan (WQMP)/Water Quality Hydrology Plan (WQHP)

Project Schedule

  •  Submitted December 4, 2017
  •  Incomplete letter sent to project applicant December 21, 2017
  •  Project Review Request(PRR) routed to reviewing departments January 2, 2018 with comments due back January 16, 2018

Anticipated Future Events

  • Additional application materials received: TBD
  • RFP sent: TBD
  • Application Deemed Complete: TBD
  • EIR Consultant PSA to City Council: TBD
  • EIR Scoping Meeting: TBD
  • EIR public draft released for comments: TBD
  • Planning Commission Meeting: TBD

Development Impact Fees

  • Fair Share Fees and Park Fees Apply

Project Planner:

Makana Nova, Associate Planner
(949) 644-3249