West Newport Mesa Streetscape Master Plan

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Project Overview

In January 2016, the City kicked-off the development of a West Newport Mesa Streetscape Plan, which is intended to unify the many diverse elements of this community through sidewalks, parkways and landscape improvements that foster pedestrian and bicycle activity while enhancing the aesthetics of the public realm.


The need for the streetscape plan was identified in 2015, when the City Council created a Height Overlay Zone for the residential area within the West Newport Mesa neighborhood. This overlay allows residential development with additional building height in exchange for increased setbacks from the street. The increased setback area provides additional opportunities to improve the streetscape. The development of a streetscape master plan was identified as the best method to direct private improvements as well as potential investment from the City in creating a unified statement for the neighborhood.

Project Renderings

Draft West Newport Mesa Streetscape Master Plan

Public Interaction

Click here to view an updated exhibit showing some of the comments we have heard so far and how they are being addressed.


Tentative Schedule and Past Milestones

January 26, 2016, Stakeholder Meetings

The design consultant met with several stakeholders of the project area to gain initial insight on the concerns and desires of the community.

February 17, 2016, Public Workshop #1

Our first public workshop was successful with about 17 property owners and residents attending to view a presentation and to participate in a hands-on session selecting areas of opportunity for improvement. To view the presentation, exhibits and inspiration boards, please click here.

Workshop #1 Photos

Some of the more common comments we heard at the workshop follow:

  • Need more lighting
  • Low water use and native plantings
  • Not enough parking
  • Feels unsafe to walk or ride a bike
  • Low visibility at15th Street and Placentia Avenue intersection
  • Signal at 15th Street and Placentia Avenue
  • Drainage issues
  • Sidewalk improvements for connectivity

February 18, 2016, Planning Commission Study Session

 Staff Memo
 Consultant’s Presentation to the Planning Commission

March 16, 2016, Public Workshop #2

The second public workshop saw about 16 property owners and residents attending to participate in an interactive "dot" exercise by choosing site furnishings and plants to be included in the Master Plan. Participants were also able to review and comment on an example of improvement plans for a segment of Placentia Avenue. To view all of the exhibits presented, please click here.

 Workshop #2 Photos

June 9, 2016, Planning Commission Study Session

Click here to review the staff memo and PowerPoint presentation for the June 9th Planning Commission meeting. 

June 22, 2016, Final Public Open House

The third and final public open house showcased the latest renderings for some of the proposed improvements to be included as part of the Master Plan. To view all of the exhibits presented, please click here.


July 5, 2016, Parks, Beaches and Recreation Commission Review

Click here to review the staff report and PowerPoint presentation for the July 5th Parks, Beaches and Recreation Commission meeting. 

July 21, 2016, Planning Commission Meeting

At its meeting, the Planning Commission provided direction to expand the project area boundaries to include the western extension of 16th Street adjacent to the City Utilities Yard as well as the northern extension of Superior Avenue adjacent to the City's Corporation Yard.

The West Newport Mesa Streetscape Master Plan received unanimous recommendation of City Council adoption.

August 9, 2016, City Council Adoption

The West Newport Mesa Streetscape Master Plan was adopted by City Council.


Contact Us

The City has created an electronic mailing list of interested parties to help provide notification of updated meetings and project updates. Please contact Benjamin Zdeba at (949) 644-3253 or bzdeba@newportbeachca.gov  to be added to this distribution list or if you have any questions.