Newport Village Mixed-Use Project (PA2022-0166)

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Project Description

The proposed project is a mixed-use development encompassing approximately 9.4 acres on the north and south sides of West Coast Highway in the Mariner's Mile corridor. The proposed housing development project requests a 20% density bonus in exchange for the inclusion of affordable dwelling units.

The project includes:

  • 198 dwelling units
    • 181 apartment (rental) units on the north parcel
      • 9 units affordable to very-low-income households
    • 17 condominium units on the south parcel
  • 63,285 square feet of commercial floor area
    • 20,310 square feet of office space
    • 20,690 square feet of retail
    • 22,285 square feet of restaurant space
  • A new publicly accessible plaza and boardwalk along the waterfront
  • 848 surface, structured, and subterranean parking spaces
  • Existing bulkheads would be reinforced and capped along the waterfront

The maximum height of buildings on both parcels is 35 feet measured from established grade. The existing structures at 2241 West Coast Highway (Amaree’s building) and 2244 West Coast Highway (office building) would remain, while other structures will be demolished as part of the project.


Discretionary Actions

The applicant requests the following approvals:

  • Major Site Development Review - to allow the scope of the mixed-use project and adjustment of building height above the 26/31-foot base height limit to a maximum of 35 feet
  • Tentative Tract Map - to merge underlying parcels and allow 17 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. Coordination with CalTrans is required for improvements involving the public right-of-way at West Coast Highway.
  • Coastal Development Permit - to allow development in the Coastal Zone
  • Conditional Use Permit – to allow a parking management plan
  • Affordable Housing Implementation Plan – to address implementation of the 9 affordable units and to articulate the density bonus requests
  • Environmental Impact Report - to address reasonably foreseeable environmental impacts resulting from the project, an Initial Study and Environmental Impact Report (EIR) will be required pursuant to the California Environmental Quality Act (CEQA)
  • Approval in Concept - for Coastal Commission review of the bulkhead improvements and partial marina re-design

Please contact Liz Westmoreland, Senior Planner for additional information. Links to the Applicant’s project description and plans have also been provided for review (see links below).

Environmental Impact Report

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
  • Bulkhead Conditions Report
  • Coastal Hazards Report
  • Construction Pollution Prevention Plan and Storm Water Pollution Prevention Plan (SWPPP)
  • Geotechnical Study
  • Hydrology Study
  • Lighting Plan
  • Marine Biology
  • Noise Study
  • Phase I and Phase II Environmental Studies
  • Traffic Study/VMT Study
  • Utility Demand Analysis
  • View Simulations
  • Water Quality Management Plan (WQMP)/Water Quality Hydrology Plan (WQHP)
  • Historic Resources Report 

Project Activity/Status:

  • Previous project (PA2017-253) withdrawn by applicant March 1, 2022.
  • Preliminary Application for Residential Development (PA2022-062) – submitted March 17, 2022.
  • New/revised entitlement application (PA2022-0166) submitted August 11, 2022.
  • Incomplete letter sent to project applicant September 8, 2022.
  • Incomplete letter sent to project applicant June 22, 2023
  • Notice of Preparation of an EIR sent October 12, 2023

Anticipated Future Events:

  • EIR Consultant Professional Services Agreement reviewed by City Council November 29, 2022
  • EIR Kick-Off: January/February 2023
  • EIR Scoping Meeting: October 25, 2023
  • Notice of Preparation Comment Period: October 12 to November 13, 2023
  • Application Deemed Complete: TBD
  • EIR public draft released for comments:  anticipated Spring/Summer 2024
  • Planning Commission Study Session: Spring/Summer 2024
  • Planning Commission Meeting: Late 2024

Development Impact Fees:

Fair Share Traffic Fees and Park Fees apply

Project Planner

Liz Westmoreland. Senior Planner


Click here for Applicant’s project description and plans (large file)


Project Renderings