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Home My WebLink About20 - Planning Commission Agenda and Action Report for September 4, 2025TO: FROM CITY OF NEWPORT BEACH City Council Staff Report September 9, 2025 Agenda Item No. 20 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, Acting Community Development Director, 0murillo newportbeachca.gov PHONE: 949-644-3209 TITLE: Planning Commission Agenda Report for September 4, 2025 CONSENT ITEMS: ITEM NO. 1 MINUTES OF AUGUST 21, 2025 SUMMARY: Draft minutes from August 21, 2025, meeting of the Planning Commission. The Planning Commission approved the minutes, with edits, by the following vote: AYES: Ellmore, Gazzano, Langford, Reed, and Salene NOES: None ABSENT: None ABSTAIN: Harris and Rosene ACTION: Approved as amended PUBLIC HEARING ITEMS: ITEM NO. 2 SNUG HARBOR SURF PARK (PA2024-0069) Site Location: 3100 Irvine Avenue SUMMARY: A request to redevelop the central 15.38-acre parcel of the privately owned Newport Beach Golf Course. The existing driving range and putting green, pro -shop, restaurant and bar, and three holes of golf would be removed and replaced with a new surf - focused outdoor commercial recreation use (i.e., a surf park). The site would be improved with approximately five acres of surfing lagoons surrounded by viewing platforms, seating, pools, a spa, restrooms, landscaping, and 351 surface parking spaces. The proposed hours for the surf park are from 6:00 a.m. to 11:00 p.m., daily. The project includes the construction of a new three-story amenity clubhouse which would provide a reception and lobby area, surf academy, fitness facility, yoga center, administrative offices, locker rooms, retail space, a restaurant, viewing suites, and a coffee and snack bar. The basement level would provide space for golf cart storage, surfboard storage, facility storage, mechanical equipment, and staff area. The project also includes a two-story athlete accommodation building with 20 20-1 Planning Commission Agenda Report for September 4, 2025 September 9, 2025 Page 2 rooms. In total, the project would provide approximately 79,533 square feet of building area, however 19,761 square feet is excluded from the total development limit of the site as incidental building area consistent with Table LU1 (Land Use Plan Categories) of the General Plan for properties categorized as Parks and Recreation. As golf operations are proposed to continue, existing access would be maintained to the golf course holes identified as the front six and the back nine. To implement the project, the Planning Commission will consider making a recommendation to the City Council regarding the following: • General Plan Amendment: To increase the development limit from 20,000 square feet to 59,772 square feet for Anomaly Number 58, as identified in Table LU2 of the General Plan Land Use Element. • Major Site Development Review: To construct a nonresidential building larger than 20,000 square feet. • Conditional Use Permit: To allow the operation of an outdoor commercial recreation use, to authorize alcohol sales within the amenity clubhouse and throughout the grounds of the surfing lagoon, to establish the appropriate parking rate, and to allow the construction of buildings taller than 18 feet. • Modification Permit: To allow for the construction of retaining walls taller than 8 feet. The Planning Commission conducted a public hearing, considered public input, and adopted the Resolution recommending approval to City Council of the General Plan Amendment, Major Site Development Review, Conditional Use Permit, and Modification Permit for the project with amendments by the following vote: AYES: Ellmore, Gazzano, Harris, Reed, Rosene, and Salene NOES: None ABSENT: None RECUSED: Langford ACTION: Approved as amended 20-2 PO�,T ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o Protect title Activity Address Plan # Staff Assigned September 04, 2025 - Planning Commission Meeting 1 Snug Harbor Surf Park Public Hearing 3100 IRVINE AVE PA2024-0069 Joselyn Perez September 04, 2025 - Water Quality/Coastal Tidelands Committee Meeting (GP Update) September 09, 2025 - City Council Meeting 1 2025 Building and Fire Code Adoption 2 Accessory Dwelling Unit Municipal Code Update 3 General Plan Update 4 License Agreement with Sprouts of Promise 5 License Agreement with University of California 6 Snug Harbor Surf Park First Reading 1 CITYWIDE PROJECT Consent -Second Reading of Ordinance 100 CIVIC CENTER DR Consent - GPUSC Bi-Monthly Update 1 CITYWIDE PROJECT Foundation for Certified Farmers' Markel 1 NEWPORT PIER at McFadden Square - Consent for use of Newport Pier - Consent 1 NEWPORT PIER Intent to Override Orange County Airport 3100 IRVINE AVE Land Use Commission's Finding of Inconsistency September 11, 2025 - City Arts Commission Meeting (GP Update) PA2025-0142 Tonee Thai PA2025-0093 Oscar Orozco PA2022-080 Benjamin Zdeba RP2025-0006 Lauren Wooding RP2024-0011 Lauren Wooding PA2024-0069 Joselyn Perez Status District MORE INFO District 3 MORE INFO District 5 MORE INFO District 5 MORE INFO Citywide District 1 District 1 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 1 of 7 9/3/2025 20-3 PO�,T ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- Proiect title Activity September 11, 2025 - Zoning Administrator Meeting 1 Pacific View Memorial Public Hearing Park D.A. Review 2 Rodriquez Residence CDF Public Hearing 3 Sundays Coffee and Co. Public Hearing Minor Use Permit September 18, 2025 - Planning Commission Meeting 1 Residences at 1580 PUBLIC HEARING (TENTATIVE) Monrovia Ave 2 Sol Cocina CUP and CDP Public Hearing 3 Staff Approval for Fire Public Hearing Station No.1 & Library Address 3500 PACIFIC VIEW DR 427 HARBOR ISLAND DR 1580 MONROVIA AVE 251 COAST HWY E 100 BALBOA BLVD E. LIB Plan # Staff Assigned Status District PA2025-0096 Laura Rodriguez MORE INFO District 7 PA2025-0071 Oscar Orozco MORE INFO District 5 PA2025-0115 Daniel Kopshever MORE INFO District 1 PA2025-0062 Joselyn Perez PA2023-0144 Jenny Tran PA2025-0130 Laura Rodriguez MORE INFO District 2 MORE INFO District 5 MORE INFO District 1 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 9/3/2025 20-4 PO ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- Proiect title Activity Address Plan # Staff Assigned Status District September 23, 2025 - City Council Meeting 1 2025 Building and Fire Second Reading 1 CITYWIDE PROJECT PA2025-0142 Tonee Thai MORE INFO District 5 Code Adoption 2 CDBG CAPER for FY23-24 Public Hearing 1 CITYWIDE PROJECT RP2024-0007 Lauren Wooding District 5 3 License Agreement Corom License Agreement - New Business 1 CITYWIDE PROJECT RP2025-0001 Lauren Wooding District 5 del Mar Farmers' Market 4 On -Call Professional Consent - PSAs for On -Call Consultants 1 CITYWIDE PROJECT PA2025-0168 Benjamin Zdeba MORE INFO District 5 Environmental Services RFQ 5 Relocation Plan for 301 E Public Hearing 301 BALBOA BLVD E, 1 RP2025-0007 Lauren Wooding District 1 Balboa Blvd 6 Special Flood Hazard Aree Public Hearing - Title 21 Ordinance w/ 1 CITYWIDE PROJECT PA2018-075 Liz Westmoreland MORE INFO District 1 (VE) Overlay Suggested Mods September 25, 2025 - Zoning Administrator Meeting 1 43rd Street TPM and CDP Public Hearing 207 43RD ST Combo 2 Chaupain Bakery Type 41 Public Hearing 2622 SAN MIGUEL DR ABC License 3 Cue Zone MUP Public Hearing 4229 BIRCH ST PA2024-0189 Laura Rodriguez MORE INFO District 1 PA2025-0073 Jerry Arregui MORE INFO District 7 PA2025-0134 Cameron Younger 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 9/3/2025 20-5 PO ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- Proiect title Activity October 09, 2025 - Planning Commission Meeting 1 General Plan Update Study Session - Introducing Draft Land Use Element and Safety Element October 14, 2025 - City Council Meeting 1 Coyote Canyon Appeal of the Planning Commissions Landfill -Gas -to -Energy approval of a CUP and adoption of an Facility IS/MND October 16, 2025 - Zoning Administrator Meeting October 23, 2025 - Planning Commission Meeting October 28, 2025 - City Council Meeting 1 Snug Harbor Surf Park Tentative Public Hearing Date October 30, 2025 - Zoning Administrator Meeting Address 1 CITYWIDE PROJECT Plan # Staff Assigned PA2022-080 Benjamin Zdeba 20662 NEWPORT COAST DR PA2022-063 Joselyn Perez 3100 IRVINE AVE PA2024-0069 Joselyn Perez Status District MORE INFO Citywide MORE INFO District 7 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 4 of 7 9/3/2025 20-6 PO ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- Proiect title Activity Address November 04, 2025 - City Council Meeting 1 CDM Commercial Corridor Tentative - City Council Study Session 2201 COAST HWY E Study November 06, 2025 - Planning Commission Meeting November 13, 2025 - Zoning Administrator Meeting November 18, 2025 - City Council Meeting November 20, 2025 - Planning Commission Meeting November 26, 2025 - Zoning Administrator Meeting I Plan # Staff Assigned PA2024-0002 Liz Westmoreland Status District 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 5 of 7 9/3/2025 20-7 PO ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- 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 MORE INFO District 3 Apartments 2 Parkhouse Residences Administrative Action. Director Approval 4251 UPTOWN NEWPORT DR PA2024-0229 Rosalinh Ung MORE INFO District 3 Fee Credit 3 Saunders Self Storage 3848 CAMPUS DR PA2023-0145 Liz Westmoreland MORE INFO District 3 4 Snow Residence 400 40TH ST PA2023-0147 Jerry Arregui MORE INFO District 1 Condominiums TPM/CDP/Conversion Pending Coastal Commission 1 Coastal Act 30613 CDP City Project 1 CITYWIDE PROJECT PA2022-111 Jaime Murillo MORE INFO Citywide Jurisdiction Change 2 Housing Element LCP Amendment 1 CITYWIDE PROJECT PA2022-0245 Benjamin Zdeba MORE INFO District 5 Implementation Program Amendments 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 9/3/2025 20-8 PO ° % City of Newport Beach x Tentative Agenda Report - 08/31/2025 to 12/03/2025 cq<r r=o RNs- 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 9/3/2025 20-9 September 9, 2025 Agenda Item No. 20 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, SEPTEMBER 4, 2025 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 AUGUST 21, 2025 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 SNUG HARBOR SURF PARK (PA2024-0069) Site Location: 3100 Irvine Avenue Summary: A request to redevelop the central 15.38-acre parcel of the privately owned Newport Beach Golf Course. The existing driving range and putting green, pro -shop, restaurant and bar, and three holes of golf would be removed and replaced with a new surf -focused outdoor commercial recreation use (i.e., a surf park). The site would be improved with approximately five acres of surfing lagoons surrounded by viewing platforms, seating, pools, a spa, restrooms, landscaping, and 351 surface parking spaces. The proposed hours for the surf park are from 6:00 a.m. to 11:00 p.m., daily. The project includes the construction of a new three-story amenity clubhouse which would provide a reception and lobby area, surf academy, fitness facility, yoga center, administrative offices, locker rooms, retail space, a restaurant, viewing suites, and a coffee and 1 of 2 snack bar. The basement level would provide space for golf cart storage, surfboard storage, facility storage, mechanical equipment, and staff area. The project also includes a two-story athlete accommodation building with 20 rooms. In total, the project would provide approximately 79,533 square feet of building area, however 19,761 square feet is excluded from the total development limit of the site as incidental building area consistent with Table LU1 (Land Use Plan Categories) of the General Plan for properties categorized as Parks and Recreation. As golf operations are proposed to continue, existing access would be maintained to the golf course holes identified as the front six and the back nine. To implement the project, the Planning Commission will consider making a recommendation to the City Council regarding the following: • General Plan Amendment: To increase the development limit from 20,000 square feet to 59,772 square feet for Anomaly Number 58, as identified in Table LU2 of the General Plan Land Use Element. • Major Site Development Review: To construct a nonresidential building larger than 20,000 square feet. • Conditional Use Permit: To allow the operation of an outdoor commercial recreation use, to authorize alcohol sales within the amenity clubhouse and throughout the grounds of the surfing lagoon, to establish the appropriate parking rate, and to allow the construction of buildings taller than 18 feet. • Modification Permit: To allow for the construction of retaining walls taller than 8 feet. Recommended Actions: 1. Conduct a public hearing; 2. Adopt Resolution No. PC2025-018 recommending the City Council take the following actions: a. Certify the Environmental Impact Report filed as State Clearinghouse Number 2024110238;and b. Approve the General Plan Amendment, Major Site Development Review, Conditional Use Permit, and Modification Permit filed as PA2024-0069. Vill. STAFF AND COMMISSIONER ITEMS ITEM NO. 3 MOTION FOR RECONSIDERATION ITEM NO. 4 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA ITEM NO. 5 REQUESTS FOR EXCUSED ABSENCES IX. ADJOURNMENT 2 of 2