Back Bay Landing

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The Back Bay Landing project is a proposed integrated, mixed-use waterfront village on an approximately 7-acre portion of a 31.5 acre parcel located adjacent to the Upper Newport Bay in the City of Newport Beach. The majority of the project site (6.415 acres) is located immediately north of East Coast Highway between Bayside Drive and the Bayside Marina adjacent to the Upper Newport Bay. The balance of the project site (0.642-acres) is located under and immediately south of the East Coast Highway bridge. The project site is illustrated on the map below.


Site Map

Current Requests (Legislative Approvals)

The proposed project involves land use amendments to provide the legislative framework for future development of the site. Amendments to the General Plan and Coastal Land Use Plan are required to change the land use designations to a Mixed-Use Water-Related designation and a Planned Community Development Plan (PCDP) is proposed to establish appropriate zoning regulations and development standards for Parcel 3. The requested approvals will provide for a  mix of uses, including recreational and marine commercial retail, marine office, marine services, enclosed dry stack boat storage, and limited mixed- use structures with residential uses above the ground floor, as regulated by the proposed Back Bay Landing PCDP. No development is proposed for the De Anza Bayside Marsh Peninsula nor are any changes proposed to the existing Bayside Village Marina. In addition to the land use amendments, other requested approvals are a Lot Line Adjustment and Traffic Study pursuant to the City’s Traffic Phasing Ordinance.

Future Request (Site Development Review)

Specific project design and site improvement approvals will be sought at a future date through the Site Development Review process and would be regulated by the development standards and design guidelines established in the PCDP.

A detailed Project Description can be reviewed in the Draft EIR, which is available in hard copy form at the City of Newport Beach Planning Division Counter and at several public libraries, and online.


CURRENT STATUS: Approved by California Coastal Commission


Jaime Murillo, Senior Planner
(949) 644-3209


The purpose of the PCDP is to establish appropriate zoning regulations governing land use and development of the project site. The PCDP provides a vision for the land uses on the site, and sets the development standards and design guidelines for specific project approvals for the future Site Development Review process. The PCDP also regulates the long term operation of the developed site. The most current copy of the Amended Draft PCDP is available for review by clicking here.

Site Plan



This EIR addresses the proposed legislative approvals and reasonably foreseeable environmental impacts resulting from those approvals. The Draft EIR examines the potential impacts generated by the proposed Project in relation to the following CEQA Checklist categories: aesthetics and visual resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, public services, transportation/traffic, utilities, and alternatives.

The DEIR concluded that all environmental effects evaluated were determined to be less than significant or have no impact and specific mitigation measures were adopted. The DEIR was completed and circulated for a mandatory 45-day review period that began on October 4, 2013, and concluded on November 18, 2013. Detailed written responses to each of the comments received on the adequacy of the DEIR were prepared and considered by both the Planning Commission and the City Council. Corrections and additions to the DEIR were also prepared, which provide additional or revised information required for the preparation of responses to certain comments, including revised view simulation exhibits. On February 11, 2014, the City Council certified that the EIR consisting of the Draft EIR and Appendices, Final EIR which consists of the Responses to Comments, Corrections and Additions to DEIR, and Mitigation Monitoring and Reporting Program for the Project had been completed in compliance with CEQA and the State and local CEQA Guidelines. The complete document is accessible below.


An Addendum to the Certified EIR has been prepared, in accordance with the provisions of the CEQA and the State CEQA Guidelines, to evaluate the potential differences between the impacts of the proposed project changes and any changes to the existing conditions that have occurred since the EIR was certified. State CEQA Guidelines allow for the use of a previously certified EIR for projects in cases where minor technical changes or additions to the previous certified EIR are necessary, but there are no new or substantially greater potentially significant impacts. The Addendum concludes that the impacts from the modified project would be similar to those analyzed under the Certified EIR and that no changes or new significant information would change the significance conclusions of the Certified EIR or result in additional mitigation measures. Copies of the Certified EIR, the Addendum, and supporting documents are available for review online