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Home My WebLink About21 - Planning Commission Agenda and Action Report for July 17, 2025SEW P0_ u ram-_ r c q<� Fo FzN�P TO: FROM CITY OF NEWPORT BEACH City Council Staff Report July 22, 2025 Agenda Item No. 21 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: Jaime Murillo, Deputy Community Development Director, jmurillo@newportbeachca.gov PHONE: 949-644-3209 TITLE: Planning Commission Agenda Report for July 17, 2025 ELECTION OF OFFICERS ITEM NO. 1 ELECTION OF OFFICERS SUMMARY: Election of Chair, Vice Chair, and Secretary to serve for one year. The Planning Commission unanimously elected: • Commissioner Tristan Harris as Chair; • Commissioner David Salene as Vice Chair; and • Commissioner Jonathan Langford as Secretary. PUBLIC HEARING ITEMS: ITEM NO.2 TRACY RESIDENCE VARIANCE (PA2023-0200) Site Location: 1020 White Sails Way SUMMARY: A request for a variance to allow an addition to an existing single -unit dwelling to encroach into the required 50-foot front setback. Specifically, the applicant requests to construct a new attached three -car garage that will encroach 29 feet into the front setback with a roof overhang that encroaches 31 feet into the front setback and a new bedroom addition that will encroach 13 feet into the front setback. The project also includes a new basement level vestibule, machine room, and elevator attached to the three -car garage that does not encroach into the front setback. The proposed garage would replace the existing two -car garage and would be located below the existing grade. The existing two -car garage would be converted into living space. The project also includes the removal of several existing unpermitted structures including a detached storage room, walls, fences, stairs, and other accessory structures that were constructed without the benefit of a building permit. No other deviations to the development standards are proposed. The Planning Commission conducted a public hearing, considered public input, and approved the variance for the project by the following vote: 21-1 Planning Commission Agenda Report for July 17, 2025 July 22, 2025 Page 2 AYES: Harris, Langford, Reed, and Salene NOES: None ABSENT: Ellmore, Gazzano, and Rosene RECUSED: None ACTION: Approved ITEM NO. 3 ACCESSORY DWELLING UNIT ORDINANCE (PA2025-0093) Site Location: Citywide SUMMARY: Amendments to Title 20 (Zoning Code) and Title 21 (Local Coastal Program Implementation Plan) updating regulations pertaining to Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) to conform with revisions to Government Code Sections 66310 through 66342 that went into effect on March 27, 2024, and January 1, 2025. The Planning Commission conducted a public hearing, considered public input, and recommended adoption of the amendments to the City Council by the following vote: AYES: Harris, Langford, Reed, and Salene NOES: None ABSENT: Ellmore, Gazzano, and Rosene RECUSED: None ACTION: Adopted resolution as recommended ITEM NO. 3 COYOTE CANYON LANDFILL -GAS -TO -ENERGY (PA2022-063) Site Location: 20662 Newport Coast Drive SUMMARY: A request for a conditional use permit to allow the construction and operation of a new renewable natural gas processing plant and pipeline interconnection facility. The facility would convert landfill gas from the closed Coyote Canyon Landfill into a pipeline -quality natural gas equivalent, which would be transferred into SoCal Gas infrastructure through an existing onsite tie-in point. Additional project components include a new control room building, new internal access routes, utility upgrades including installation of an additional fire hydrant, a water tank, a septic tank, a storm drain for off -site disposal of stormwater, and new underground power and telecommunication lines. The facility would operate 24 hours a day, seven days a week, with one scheduled annual shutdown for maintenance. Existing onsite telecom facilities approved under PA2016-091 (SCH No. 2016081012) would remain in place and be unaffected by this application. The Planning Commission conducted a public hearing, considered public input, and recommended approval of the project by the following vote: AYES: Harris, Langford, Reed, and Salene NOES: None ABSENT: Ellmore, Gazzano, and Rosene RECUSED: None ACTION: Approved 21-2 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity July 17, 2025 - ALUC Meeting July 17, 2025 - Planning Commission Meeting 1 Accessory Dwelling Unit Public Hearing Municipal Code Update 2 Coyote Canyon Public Hearing to approve CUP and Landfill -Gas -to -Energy Adopt IS/MND Facility 3 Tracy Residence Variance Public Hearing Address 100 CIVIC CENTER DR Plan # Staff Assigned PA2025-0093 Oscar Orozco 20662 NEWPORT COAST DR PA2022-063 Joselyn Perez 1020 WHITE SAILS WAY PA2023-0200 Jenny Tran Status District MORE INFO District 5 MORE INFO District 7 MORE INFO District 6 The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 1 of 7 7/16/2025 21-3 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity July 22, 2025 - City Council Meeting 1 CDBG Public Hearing CDBG Action Plan 2 Commercial Parking Consent - Title 21 Ordinance w/o Requirements Suggested Mods 3 Grand Jury Responses- Consent Short Term Rentals 4 Lease Amendment for San Consent Pedro Bait Barge 5 Municipal Code Clean Up Public Hearing - Title 21 Ordinance w/ Suggested Mods 6 Short -Term Lodging Public Hearing - Title 21 Ordinance w/ Amendment Suggested Mods 7 Tennis and Pickleball Club Public Hearing - Title 21 Ordinance w/ of Newport Beach Suggested Mods 8 Uptown Newport DA 3 Public Hearing- 1st Reading Amendment - Jazz Extension Address Plan # Staff Assigned Status District 1 CITYWIDE PROJECT RP2024-0007 Lauren Wooding District 5 1 CITYWIDE PROJECT PA2021-104 Benjamin Zdeba MORE INFO Citywide 100 CIVIC CENTER DR PA2025-0107 Jaime Murillo MORE INFO District 5 1 CITYWIDE PROJECT RP2025-0003 Lauren Wooding District 5 1 CITYWIDE PROJECT PA2022-0219 Benjamin Zdeba MORE INFO 1 CITYWIDE PROJECT PA2023-0116 Jaime Murillo MORE INFO 1602 COAST HWY PA2021-260 David Lee MORE INFO Citywide 4321 JAMBOREE RD PA2025-0010 Rosalinh Ung MORE INFO District 3 The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 2 of 7 7/16/2025 21-4 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity Address Plan # Staff Assigned Status District July 24, 2025 - Zoning Administrator Meeting 1 Kickstand LLC Temporary Public Hearing 2001 BALBOA BLVD W PA2025-0074 Melinda Whelan MORE INFO District 1 Trailer LTP and CDP 2 Lobel Residence CDP Public Hearing 1212 OCEAN FRONT W PA2024-0103 Daniel Kopshever MORE INFO District 1 3 Russell Residence Lot Public Hearing 3200 BREAKERS DR PA2025-0036 Daniel Kopshever MORE INFO District 6 Line Adjustment August 07, 2025 - Planning Commission Meeting 1 Zenk Residence CDP & Public Hearing 2830 BAYVIEW DR PA2024-0057 Jerry Arregui MORE INFO District 6 Variance August 14, 2025 - Zoning Administrator Meeting 1 Dildine Residence CDP Public Hearing 320 BALBOA BLVD E PA2025-0023 Cameron Younger MORE INFO District 1 2 Doan Condominiums Public Hearing 605 CARNATION AVE PA2025-0100 Daniel Kopshever MORE INFO District 6 3 Garcia Residence CDP 6601 SEASHORE DR PA2023-0218 Melinda Whelan MORE INFO District 1 August 21, 2025 - Planning Commission Meeting 1 Snug Harbor Surf Park 3100 IRVINE AVE PA2024-0069 Joselyn Perez MORE INFO District 3 The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 3 of 7 7/16/2025 21-5 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity August 26, 2025 - City Council Meeting Address 1 Accessory Dwelling Unit Public Hearing 100 CIVIC CENTER DR Municipal Code Update 2 Municipal Code Clean Up Consent - Second Reading of Ordinance 1 CITYWIDE PROJECT (Title 21) 3 Short -Term Lodging Consent - Second Reading of Ordinance 1 CITYWIDE PROJECT Amendment (Title 21) 4 Tennis and Pickleball Club Consent - Second Reading of Ordinance 1602 COAST HWY of Newport Beach (Title 21) August 28, 2025 - Zoning Administrator Meeting September 09, 2025 - City Council Meeting September 11, 2025 - Zoning Administrator Meeting September 18, 2025 - Planning Commission Meeting Plan # Staff Assigned PA2025-0093 Oscar Orozco PA2022-0219 Benjamin Zdeba PA2023-0116 Jaime Murillo PA2021-260 David Lee Status District MORE INFO District 5 MORE INFO MORE INFO Citywide The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 4 of 7 7/16/2025 21-6 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity Address September 23, 2025 - City Council Meeting 1 Accessory Dwelling Unit Consent -Second Reading of Ordinance 100 CIVIC CENTER DR Municipal Code Update September 25, 2025 - Zoning Administrator Meeting October 09, 2025 - Planning Commission Meeting October 14, 2025 - City Council Meeting October 16, 2025 - Zoning Administrator Meeting Director or ZA Level Actions 1 Gray Residence Staff Administrative Action. Approval Plan # Staff Assigned PA2025-0093 Oscar Orozco Status District MORE INFO District 5 415 NORTH STAR LN PA2025-0080 Jenny Tran MORE INFO District 3 The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 5 of 7 7/16/2025 21-7 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Proiect title Activity Address Plan # Staff Assigned Status District Hearing Date to be Determined 1 MacArthur Court Public Hearing 4665 MACARTHUR CT PA2025-0090 Jenny Tran Apartments 2 Parkhouse Residences Administrative Action. Director Approval 4251 UPTOWN NEWPORT DR PA2024-0229 Rosalinh Ung Fee Credit 3 Saunders Self Storage 3848 CAMPUS DR PA2023-0145 Liz Westmoreland 4 Snow Residence 400 40TH ST PA2023-0147 Jerry Arregui Condominiums TPM/CDP/Conversion 5 Snug Harbor Surf Park Consistency Determination 3100 IRVINE AVE PA2024-0069 Joselyn Perez Pending Coastal Commission 1 Coastal Act 30613 CDP City Project 1 CITYWIDE PROJECT PA2022-111 Jaime Murillo Jurisdiction Change 2 Housing Element LCP Amendment 1 CITYWIDE PROJECT PA2022-0245 Benjamin Zdeba Implementation Program Amendments MORE INFO District 3 MORE INFO District 3 MORE INFO District 3 MORE INFO District 1 MORE INFO District 3 MORE INFO Citywide MORE INFO District 5 The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 6 of 7 7/16/2025 21-8 PO ° % City of Newport Beach x Tentative Agenda Report - 07/13/2025 to 10/16/2025 cq<r r=o RN�s- Planner Contact Information Name & Title Benjamin Zdeba, Planninq Manager Cameron Younqer, Planninq Technician Dan Campaqnolo, Systems and Administration Manager Daniel Kopshever, Assistant Planner David Blumenthal, Contract Planner David Lee, Senior Planner Jaime Murillo, Deputy CDD Director James Miclat, Planninq Technician James Sommers, City Traffic Engineer Jenny Tran, Associate Planner Jerry Arrequi, Assistant Planner Joselyn Perez, Planner, Senior Kyle Benalcazar, Planninq Technician Laura Rodriquez, Assistant Planner Lauren Woodinq, Real Property Administrator Liz Westmoreland, Principle Planner Melinda Whelan, Assistant Planner Oscar Orozco, Associate Planner Rosalinh Unq, Principal Planner (PT) Seimone Jurjis, Assistant ACM/CDD Director Tonee Thai, Deputy CDD Director & Buildinq Official Phone Email 949-644-3253 bzdeba@newportbeachca.gov 949-644-3237 cyounger@newportbeachca.gov 949-644-3231 dcampagnolo@newportbeachca.gov 949-644-3235 dkopshever@newportbeachca.gov dblumenthal@newportbeachca.gov 949-644-3225 dlee@newportbeachca.gov 949-644-3209 jmurillo@newportbeachca.gov 949-644-3227 jmiclat@newportbeachca.gov 949-644-3326 bsommers@newportbeachca.gov 949-644-3212 jtran@newportbeachca.gov 949-644-3249 jarregui@newportbeachca.gov 949-644-3312 jperez@newportbeachca.gov 949-644-3227 kbenalcazar@newportbeachca.gov 949-644-3216 Irodriguez@newportbeachca.gov 949-644-3236 Iwooding@newportbeachca.gov 949-644-3234 Westmoreland@newportbeachca.gov 949-644-3221 mwhelan@newportbeachca.gov 949-644-3219 oorozco@newportbeachca.gov 949-644-3208 rung@newportbeachca.gov 949-644-3282 sjurjis@newportbeachca.gov 949-718-1867 tthai@newportbeachca.gov The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice. Page 7 of 7 7/16/2025 21-9 July 22, 2025 Agenda Item No. 21 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, JULY 17, 2025 REGULAR MEETING — 6:00 P.M. I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ROLL CALL IV. ELECTION OF OFFICERS ITEM NO. 1 ELECTION OF OFFICERS Summary: The Planning Commission's adopted rules require the election of officers at its annual meeting, which occurs at the first meeting of July each year, unless continued to a future meeting. Officers include the Chair, Vice Chair, and Secretary and they would serve for a one-year term. Recommended Actions: 1. Find this action not subject to the California Environmental Quality Act (CEQA) pursuant to 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3; 2. Nominate Planning Commission officers consisting of Chair, Vice Chair, and Secretary; and 3. Appoint the officers by majority approval of a motion either individually or as one motion for all positions. V. 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. VI. REQUEST FOR CONTINUANCES 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 TRACY RESIDENCE VARIANCE (PA2023-0200) Site Location: 1020 White Sails Way Summary: A request for a variance to allow an addition to an existing single -unit dwelling to encroach into the required 50-foot front setback. Specifically, the applicant requests to construct a new attached three -car garage that will encroach 29 feet into the front setback with a roof overhang that encroaches 31 feet into the front setback and a new bedroom addition that will encroach 13 feet into the front setback. The project also includes a new basement level vestibule, machine room, and elevator attached to the three -car garage that does not encroach into the front setback. The proposed garage would replace the existing two -car garage and would be located below the existing grade. The existing two -car garage would be converted into living space. The project also includes the removal of several existing unpermitted structures including a detached storage room, walls, fences, stairs, and other accessory structures that were constructed without the benefit of a building permit. No other deviations to the development standards are proposed. 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) and Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2025-013, approving the Variance filed at PA2023-0200. ITEM NO. 3 ACCESSORY DWELLING UNIT ORDINANCE (PA2025-0093) Site Location: Citywide Summary: Amendments to Title 20 (Zoning Code) and Title 21 (Local Coastal Program Implementation Plan) updating regulations pertaining to Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) to conform with revisions to Government Code Sections 66310 through 66342 that went into effect on March 27, 2024, and January 1, 2025. Recommended Actions: 1. Conduct a public hearing; 2. Find this project statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15282(h) of the CEQA Guidelines, which states that the adoption of an ordinance regarding second units to implement the provisions of Sections 66310 through 66342 of the Government Code are exempt from the requirements of CEQA and pursuant to CEQA Guidelines Section 15265(a)(1), local governments are exempt from the requirements of CEQA in connection with the adoption of a Local Coastal Program; 3. Adopt Resolution No. PC2025-014, recommending the City Council approve PA2025- 0093, including the Zoning Code Amendment and the Local Coastal Program Amendment (LCPA) and authorize staff to submit the LCPA to the California Coastal Commission (CCC). ITEM NO. 4 COYOTE CANYON LANDFILL -GAS -TO -ENERGY (PA2022-063) Site Location: 20662 Newport Coast Drive Summary: A request for a conditional use permit to allow the construction and operation of a new renewable natural gas processing plant and pipeline interconnection facility. The facility would convert landfill gas from the closed Coyote Canyon Landfill into a pipeline -quality natural gas equivalent, which would be transferred into SoCal Gas infrastructure through an existing onsite tie-in point. Additional project components include a new control room building, new internal access routes, utility upgrades including installation of an additional fire hydrant, a water tank, a septic tank, a storm drain for off -site disposal of stormwater, and new underground power and telecommunication lines. The facility would operate 24 hours a day, seven days a week, with one scheduled annual shutdown for maintenance. Existing onsite telecom facilities approved under PA2016-091 (SCH No. 2016081012) would remain in place and be unaffected by this application. This project was originally noticed for a Planning Commission meeting on May 22, 2025, and was removed from calendar. There have been no changes to the project since the previous Notice of Public Hearing. Recommended Actions: 1. Conduct a public hearing; and 2. Adopt Resolution No. PC2025-008, adopting the Mitigated Negative Declaration (SCH NO. 2024120012) and approving the Conditional Use Permit filed under PA2022-063. VIII. STAFF AND COMMISSIONER ITEMS ITEM NO. 5 MOTION FOR RECONSIDERATION ITEM NO. 6 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA ITEM NO. 7 REQUESTS FOR EXCUSED ABSENCES IX. ADJOURNMENT