Newport Village Mixed-Use Project

Notice of Preparation

Project Description

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 project includes:

• 14 residential condominium units on the South Parcel
• 108 apartment units on the North Parcel
• 128,640 square feet of nonresidential floor area (including 96,905 square feet of existing and new office, 19,820 square feet of boat/vehicle sales, and 11,915 square feet of existing and new retail/food service)
• A new publicly accessible waterfront promenade
• 827 surface, structured, and subterranean parking spaces
• Existing bulkheads would be reinforced and capped along the waterfront
• The marina design would add headwalk sections, a new gangway, and reduce the total slips by five from 68 slips to 63 slips

The maximum height of buildings on the north parcel is 26 feet for a flat roof and 31 feet for a pitched roofline measured from established grade. The maximum height of buildings on the south parcel is 35 feet for a flat roof measured from established grade. The existing structures at 2241 West Coast Highway and 2244 West Coast Highway would remain while other structures will be demolished and existing uses will be discontinued or relocated with project implementation.

Project Rendering

Discretionary Actions:

The applicant requests the following approvals:

• Approval in Concept - for Coastal Commission review of the bulkhead improvements and partial marina re-design
• Coastal Development Permit-to allow the project construction and uses in the Coastal Zone
• Conditional Use Permit – to allow a parking management program 
• Environmental Impact Report-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)
• Major Site Development Review - to allow the scope of the mixed-use project and adjustment of building height above the 26/31’ base height limit to a maximum of 35’ and the project construction on a 9.4-acre site
• Tentative Tract Map -  to merge underlying parcels and allow 14 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.

Vicinity Map

Conceptual Site Plan (click image to enlarge)

 Proposed Marina Layout (click image to enlarge) 

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). Psomas has been retained as the consultant for the preparation of this environmental document.

• Archaeological/Paleontological Study
•  Bulkhead Conditions Report
•  Coastal Hazards Report
•  Construction Phasing and Management Plan
•  Construction Pollution Prevention Plan and Storm Water Pollution Prevention Plan (SWPPP)
•  Dry Utilities
•  Geotechnical Study
•  Hydrology Study
•  Lighting Plan
•  Marine Biology
•  Noise Study
•  Phase I and Phase II Environmental Studies
•  Traffic Study
•  Utility Demand Analysis
•  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
•  Revised project scope submitted November 21, 2018
•  Project Review Request(PRR) routed to reviewing departments November 26, 2018 with comments due back December 10, 2018
•  Request for proposals sent: May 6, 2019
•  Applicant Project Plan Resubmittal: September 23, 2019
•  EIR Consultant Professional Services Agreement approved by City Council September 24, 2019
•  EIR Kick-Off: October 1, 2019
•  EIR Scoping Meeting: November 20, 2019
•  Notice of Preparation Comment Period: November 8, 2019 through December 9, 2019

Anticipated Future Events

• Applicant considering project redesign (updated 10/14/2021)

Development Impact Fees

• Fair Share Fees and Park Fees Apply

Project Planner

Liz Westmoreland. Associate Planner
949) 644-3234
lwestmoreland@newportbeachca.gov

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