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Newport Bluff Top Community

This Newport Beach property is a meticulously landscaped residential community featuring sculpted hills and valleys, extensive greenbelts, and mature trees that create a distinctive urban forest overlooking the bay.

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Home / Project / Newport Bluff Top Community

Newport Bluff Top Community

This Newport Beach property is recognized as a family-friendly planned community situated on 150 gently rolling acres overlooking the bay. The community boasts over 125 acres of open space with extensive greenbelts, meandering footpaths, and thousands of trees with gorgeous panoramic views.

Master Planned Vacation and Residential Community - Island of O'ahu, Hawaii- Ultimate Innovations

Landscaping Excellence

Bemus Landscape professionally manages the Bluffs’ landscaping, which is integral to the community’s identity and appeal. As one of Orange County’s largest urban forests, the landscaping creates a distinctive environment that enhances property values and residents’ quality of life.

I am very happy with the level of service compared to other landscapers out there. They are responsive and keep up the grounds around our complex. I would highly recommend them for your community!

– Manda K.

Residential customer

Master Planned Vacation and Residential Community - Island of O'ahu, Hawaii- Ultimate Innovations

The Bemus Landscape Impact

Newport Bluff Top Community has a fascinating origin story. What was once flat land that served as the Palisades Naval Landing Field (a satellite airfield for the Los Alamitos Navy Flight Training Station from 1942 to 1951) was transformed into a sculpted residential community in 1964-65. The developer George Holstein & Sons undertook the ambitious project, working with architect Richard Leitch and engineers Jack Raub & Associates to create a European sea village atmosphere on this 300-acre parcel of the Irvine Ranch.

The most remarkable aspect of the development was the dramatic reshaping of the previously flat terrain. More than 1.5 million yards of earth were moved at a cost exceeding $1 million to create the community’s signature contoured valleys and hills, providing dramatic view sites for many homes that would have otherwise only had views from the edge properties.

Today, Bemus Landscape provides the landscape management of The Bluffs, which encompasses:

  • Sustainable Water Management: Given Southern California’s ongoing water challenges, Bemus implements sophisticated irrigation systems and drought-tolerant landscaping techniques that maintain the lush appearance while minimizing water usage.
  • Tree Preservation: The thousands of mature trees that define The Bluffs’ skyline require expert care. Bemus provides regular maintenance, health assessments, and strategic replanting to preserve the urban forest character that makes The Bluffs unique.
  • Common Area Excellence: The reflection pond, HOA community pathways, and extensive greenbelts are maintained to resort-quality standards, creating a cohesive aesthetic throughout the neighborhood.
  • Environmental Integration: The landscaping creates a smooth transition to the adjacent Upper Newport Bay Ecological Reserve, allowing residents to enjoy the natural setting while supporting local wildlife habitat.
  • Year-Round Color and Texture: Seasonal planting rotations ensure visual interest throughout the year, taking into consideration California’s Mediterranean climate.

The professional landscape management by Bemus helps fulfill the original vision of Holstein, who planned “fully maintained parks, green areas, front yards, pools and planting” as central features of the development.

While some of Holstein’s planned services, like maid and linen service, never materialized, the maintained landscaping did come to fruition, creating “one of the most interesting, well-organized and beautiful developments in Orange County.”

Master Planned Vacation and Residential Community - Island of O'ahu, Hawaii- Ultimate Innovations
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Bluffs - HOA - A Bemus Landscape project - Bemus Landscape, San Clemente, CA
The Distinctive Landscape Character of Newport Bluff Top Community

Newport Bluff Top Community stand as a testament to visionary landscape architecture and ongoing professional maintenance by Bemus Landscape.

What began as an ambitious $1 million earth-moving project in the mid-1960s has matured into one of Southern California’s most distinctive residential environments.

Unlike typical developments where landscaping is an afterthought, Newport Bluff Top Community was conceived with the landscape as its defining feature – transforming flat former airfield land into a sculptural topography that maximizes views and creates a unique sense of place.

Today, this master-planned community showcases the following landscape elements that collectively establish its renowned character and contribute significantly to both property values and quality of life:

The key features of the landscaping at Newport Bluff Top Community include:

  • Contoured Topography: Artificially created hills and valleys that transform the originally flat land into a sculpted landscape providing homes with dramatic views
  • Urban Forest: One of Orange County’s largest collections of mature trees, creating shade, beauty, and environmental benefits throughout the community
  • Extensive Greenbelts: Interconnected open green spaces that wind through the neighborhood, providing recreational areas and visual relief
  • Meandering Footpaths: Walking trails that connect different sections of the community, encouraging outdoor activity and neighborhood interaction
  • Reflection Pond: A water feature that adds tranquility and visual interest to the community landscape
  • Water-Conscious Irrigation: Modern systems that balance the need for lush landscaping with Southern California’s water conservation requirements
  • Seasonal Color Rotations: Planned flower and shrub displays that provide changing visual interest throughout the year
  • Maintained Front Yards: Consistent professional care of individual home frontages, creating a harmonious streetscape
  • Native Plant Integration: Strategic use of California-appropriate plants that thrive in the local climate while supporting local ecology
  • Community Pool Landscaping: Resort-style plantings around recreational facilities enhance the leisure experience
  • View Preservation: Strategic pruning and plant selection that maintain the signature views of Newport Back Bay and beyond
  • Wildlife Habitat Support: Plantings that complement the adjacent ecological reserve, supporting local birds and wildlife
  • Privacy Hedges: Thoughtfully placed greenery that creates natural boundaries between properties and common areas
  • Entry Monuments: Landscaped community entrances that establish The Bluffs’ distinct identity
  • Drought-Tolerant Sections: Areas featuring water-wise plants that reduce resource consumption while maintaining aesthetic appeal
  • Natural Transitions: Landscape design that creates a seamless flow between maintained community areas and the wild Back Bay ecosystem

Newport Bluff Top Community landscaping represents far more than mere decoration — it embodies the community’s founding vision and continued identity. Through Bemus Landscape’s professional landscape management, these features work together to create a cohesive environment that balances aesthetic beauty with practical functionality.

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(888) 557-7910

info@bemus.com

951 Calle Negocio
San Clemente, CA 92673

Bemus Landscape, a Sperber Company.

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