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CITY OF NEWPORT BEACH
PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, NOVEMBER 21, 2024
REGULAR MEETING - 6:00 P.M.
MARK ROSENE
Chair
TRISTAN HARRIS
Vice Chair
DAVID SALENE
Secretary
BRADY BARTO CURTIS ELLMORE
JONATHAN LANGFORD
LEE LOWREY
Planning Commissioners are citizens of Newport Beach who volunteer to serve on the Planning Commission.
They were appointed by the City Council by majority vote for four-year terms. At the table in front are City staff
members who are here to advise the Commission during the meeting. They are:
SEIMONE JURJIS, Assistant City Manager/Community Development Director
JAIME MURILLO, Deputy Community Development Director
YOLANDA SUMMERHILL, Assistant City Attorney BRAD SOMMERS, City Traffic Engineer
CLARIVEL RODRIGUEZ, Administrative Assistant
NOTICE TO THE PUBLIC
Regular meetings of the Planning Commission are held on the Thursdays preceding second and fourth Tuesdays of each month at 6:00
p.m. The agendas, minutes, and staff reports are available on the City's website at: http://www.newportbeachca.gov and for public
inspection in the Community Development Department, Planning Division located at 100 Civic Center Drive, during normal business hours.
If you have any questions or require copies of any of the staff reports or other documentation, please contact the Community Development
Department, Planning Division staff at 949-644-3200.
This Commission is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Commission’s agenda be
posted at least 72 hours in advance of each meeting and that the public be allowed to comment on agenda items before the Commission
and items not on the agenda but are within the subject matter jurisdiction of the Commission. The Commission may limit public comments
to a reasonable amount of time, generally three (3) minutes per person. All testimony given before the Planning Commission is recorded.
Under the Levine Act, Section 84308 of the Government Code, a party to a proceeding before the City involving a license, permit, or other
entitlement for use is required to disclose on the record of the proceeding any contribution in an amount of more than two hundred fifty
dollars ($250) made within the preceding 12 months by the party or the party’s agent to any elected or appointed officer of the City. If you
have made a qualifying contribution, please ensure to make this disclosure on the record.
Please Note: You can submit your questions and comments in writing for the Planning Commission to consider by mailing or delivering
them to the City of Newport Beach Planning Commission at 100 Civic Center Drive, Newport Beach CA, 92660. Alternatively, you can send
them by electronic mail directly to Commissioners at planningcommission@newportbeachca.gov. Each Commissioner and staff will receive
your message directly. Pursuant to Planning Commission procedures, please submit your written comments no later than 5:00 p.m. on
Wednesday the day before the meeting in order to give Commissioners adequate time to review your submission.
It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or
a participant of this meeting, you will need special assistance beyond what is normally provided, the City of Newport Beach will attempt to
accommodate you in every reasonable manner. Please contact Clarivel Rodriguez, Administrative Assistant, at least 72 hours prior to the
meeting to inform us of your particular needs and to determine if accommodation is feasible (949-644-3232 or
crodriguez@newportbeachca.gov).
APPEAL PERIOD: Use Permit, Variance, Site Plan Review, and Modification Permit applications do not become effective until 14 days
following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport
Beach Municipal Code. Tentative Tract Map, Tentative Parcel Map, Lot Merger, and Lot Line Adjustment applications do not become
effective until 10 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the
provisions of the Newport Beach Municipal Code. General Plan, Zoning, and Local Coastal Program Amendments are automatically
forwarded to the City Council for final action.
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NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, NOVEMBER 21, 2024
REGULAR MEETING – 6:00 P.M.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. PUBLIC COMMENTS
Public comments are invited on non-agenda items generally considered to be within the subject matter
jurisdiction of the Planning Commission. Speakers must limit comments to three (3) minutes. Before
speaking, please state your name for the record and print your name on the blue forms provided at the
podium.
V. REQUEST FOR CONTINUANCES
VI. CONSENT ITEMS
ITEM NO. 1 MINUTES OF OCTOBER 3, 2024
Recommended Action: Approve and file
VII. PUBLIC HEARING ITEMS
Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your
name for the record and print your name on the blue forms provided at the podium.
If in the future, you wish to challenge in court any of the matters on this agenda for which a public
hearing is to be conducted, you may be limited to raising only those issues, which you (or someone
else) raised orally at the public hearing or in written correspondence received by the City at or before
the hearing.
ITEM NO. 2 OLEA RESTAURANT EXPANSION (PA2024-0064)
Site Location: 2001 Westcliff Drive, Suite 100-101
Summary:
A conditional use permit (CUP) to expand an existing restaurant into an adjacent commercial
suite. The expansion will add 750 square feet of area to provide additional seating, an additional
restroom, a private dining room, and space for an unamplified player piano. The player piano
does not meet the definition of live entertainment pursuant to Section 20.70 of Newport Beach
Municipal Code (NBMC) and no dancing is proposed. The restaurant currently operates with
late hours and a Type 47 (On Sale General – Eating Place) Alcoholic Beverage Control (ABC)
license. No change is proposed to the ABC License or to the hours of operation, which are
from 10:00 a.m. to 12:00 a.m., daily. If approved, Use Permit No. UP2016-03 would be
superseded, and the Applicant would be required to obtain a new Operator's License pursuant
to NBMC Section 5.25.020.
Planning Commission Regular Meeting Agenda
November 21, 2024
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Recommended Actions:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it
has not potential to have a significant effect on the environment; and
3. Adopt Resolution No. PC2024-024, approving the Conditional Use Permit filed as
PA2024-0064.
ITEM NO. 3 ZENK RESIDENCE (PA2024-0057)
Site Location: 2830 Bayview Drive
Summary:
A request for a coastal development permit (CDP) to allow the demolition of an existing single-
unit dwelling and construction of a new three-story, 5,275-square-foot, single-unit dwelling with
a 682-square-foot, attached three-car garage and a 2,340-square-foot subterranean basement.
The project also includes landscape, hardscape, drainage improvements, and site walls.
Due to the nonstandard lot configuration, the request also includes a variance from development
standards of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation
Plan) of the Newport Beach Municipal Code (NBMC) to allow the following deviations:
a) Exceed the gross floor area limit by approximately 1,513 square feet;
b) Encroach 10 feet into the 20-foot front setback along Heliotrope Avenue;
c) Encroach 6 feet into the 10-foot rear setback; and
d) Encroach into the 15-foot front and rear third floor stepbacks.
Recommended Actions:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment; and
3. Adopt Resolution No. PC2024-025, approving the Coastal Development Permit and
Variance filed as PA2024-0057.
Planning Commission Regular Meeting Agenda
November 21, 2024
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VIII.STAFF AND COMMISSIONER ITEMS
ITEM NO. 4 MOTION FOR RECONSIDERATION
ITEM NO. 5 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR
MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED
ON A FUTURE AGENDA
ITEM NO. 6 REQUESTS FOR EXCUSED ABSENCES
IX.ADJOURNMENT