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NEWPORT BEACH ZONING ADMINISTRATOR MINUTES
100 CIVIC CENTER DRIVE, NEWPORT BEACH
ZOOM
THURSDAY, FEBRUARY 27, 2025
REGULAR MEETING – 10:00 A.M.
I. CALL TO ORDER – The meeting was called to order at 10:00 a.m.
Staff Present (Remote): Liz Westmoreland, AICP, Zoning Administrator
Oscar Orozco, Associate Planner
II. REQUEST FOR CONTINUANCES
None.
III. APPROVAL OF MINUTES
ITEM NO. 1 MINUTES OF FEBRUARY 13, 2025
Action: Approved
IV. PUBLIC HEARING ITEMS
ITEM NO. 2 Jackson Residence Coastal Development Permit (PA2024-0183)
Site Location: 2057 Ocean Boulevard Council District 1
Action: Removed from Calendar
ITEM NO. 3 Chaba Thai Massage & Spa Minor Use Permit (PA2024-0202)
Site Location: 4321 Birch Street, Suite 120 Council District 3
Oscar Orozco, Associate Planner, provided a brief project description stating that the project is a request for a
minor use permit to allow the operation of a massage establishment and that the project site is located
within the airport office and supporting uses general plan land use plan category and the office-airport
zoning category.
The project involves an approximately 3,000-square-foot suite with 14 individual massage rooms, a lobby,
reception area, break room, lockers, laundry area, and storage for employee use. The business is proposed to
operate daily from 10 a.m. to 8 p.m.
Furthermore, he explained that the existing building, constructed in the 1960s, does not meet current
parking requirements. However, the proposed use maintains the same parking rate of one space per 200-
square-feet as the existing medical use, ensuring no increase in nonconforming parking.
Associate Planner Orozco stated that while the proposed massage use is within 500 feet of another
proposed massage business, the police department has reviewed the project and supports waiving the
restriction.
Lastly, Associate Planner Orozco stated that the project is exempt from CEQA under Class 1 and concluded
his presentation by proposing a few revisions to the draft resolution and conditions of approval.
The revisions included revising Fact 2 in Support of Finding B, to strike out “both personal services,
restricted use (acupuncture, healing arts, etc.)”, revising Fact 4 in Support of Finding B, to strike out
MINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 02/27/2025
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“professional office”, and revising Fact 5 in Support of Finding B to strike out the first sentence that states,
“the Project will include a variety of uses with different parking requirements”.
On handwritten page 10, italicize Finding E, revise Fact 3 in Support of Finding E to change “approvals”
to “approval” and Fact 4 in Support of Finding E to change Condition of Approval No. 26 to 24.
Associate Planner Orozco proposed revising Condition of Approval No. 1 to strike out “Building
Elevations”, and revise Condition of Approval No. 10 to include Saturday as a day that is allowed for
construction activities between 8 a.m. and 6 p.m. In addition, revise Condition of Approval No. 22 to state
that approval from the Orange County Health Department “may” be required rather than “is” required.
To conclude, Associate Planner Orozco stated that staff recommended approval of the project with the
proposed revisions to the resolution and conditions of approval.
Applicant Eddy Olandj of Chaba Thai Massage and Spa stated that they had reviewed the draft resolution and
agrees with all the required conditions.
Zoning Administrator Westmoreland opened the public hearing. Seeing that no one from the public wished to
comment, the public hearing was closed.
Action: Approved as amended
V. PUBLIC COMMENTS ON NON-AGENDA ITEMS
None.
VI. ADJOURNMENT
The hearing was adjourned at 10:10 a.m.
The agenda for the Zoning Administrator Hearing was posted on February 20, 2025, at 3:55 p.m. on
the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center
Drive and on the City’s website on February 20, 2025, at 3:50 p.m.