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Home My WebLink About20 - Planning Commission Agenda and Action Report for September 18, 2025Q SEW Pp�T CITY OF z NEWPORT BEACH c�<,FORN'P City Council Staff Report September 23, 2025 Agenda Item No. 20 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Jaime Murillo, Acting Community Development Director - 949-644- 3209, jmurillo@newportbeachca.gov PREPARED BY: Jaime Murillo, Acting Community Development Director, jmurillo@newportbeachca.gov PHONE: 949-644-3209 TITLE: Planning Commission Agenda Report for September 18, 2025 CONSENT ITEMS: ITEM NO. 1 SUMMARY ACTION: MINUTES OF SEPTEMBER 4, 2025 Draft minutes from September 4, 2025, meeting of the Planning Commission. The Planning Commission approved the minutes, with edits, by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None ABSENT: Reed ABSTAIN: None Approved as amended PUBLIC HEARING ITEMS: ITEM NO. 2 SOL COCINA MEXICAN RESTAURANT (PA2023-0144) Site Location: 251, 151, and 201 East Coast Highway and APNs 050-451- 03 and 050-451-57 SUMMARY: A request for a conditional use permit and coastal development permit to permanently retain a 641-square-foot outdoor dining patio for an existing restaurant (Sol Mexican Cocina) and construct an approximately 7-foot, 6- inch-tall glass/acrylic guardrail along the front of the outdoor dining patio. The existing outdoor dining patio consists of a platform deck with seating that was permitted on a temporary basis. The project requests to expand the existing Type 47 (On -Sale General — Eating Place) Alcohol Beverage Control License 20-1 Planning Commission Agenda Report for September 18, 2025 September 23, 2025 Page 2 to include the outdoor dining area and reauthorize the off -site parking located on the adjacent lots at Balboa Marina (151 and 201 East Coast Highway and APNs 050-451-03 and 050-451-57). The hours of operation for the restaurant and outdoor dining patio are between 10 a.m. and 11 p.m., daily. No live entertainment, dancing, or late hours (after 11 p.m.) are proposed. If approved, this Conditional Use Permit (CUP) and Coastal Development Permit (CDP) would supersede Use Permit Nos. UP621 and UP651 and Accessory Outdoor Dining Permit Nos. OD49 and OD49A. The Planning Commission conducted a public hearing, considered public input, and approved the CUP and CDP for the project with amendments by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None ABSENT: Reed RECUSED: None ACTION: Approved as amended ITEM NO. 3 MONROVIA TOWNHOMES (PA2025-0062) Site Location: 1580-1598 Monrovia Avenue and 865-899 West 16t" Street SUMMARY: A request to authorize the development of a for -sale residential townhome community with 89 dwelling units on a 4.34-acre property at the southeast corner of Monrovia Avenue and West 16th Street. The development includes four single -unit residences, 17 duplex buildings, and 51 attached townhome- style dwelling units ranging in size from approximately 2,000 gross square feet to 3,000 gross square feet. The single -unit and duplex buildings are located on the southern half of the site and will be a maximum of four stories, with a height up to 47 feet, 8 inches above finish grade. Townhome style units are located on the northern half of the site and will be a maximum of three stories, with a height up to 38 feet, 8 inches above finish grade. Private resident -serving amenities include a community pool and pedestrian walking paths with picnic tables and benches. Each unit will have an attached two -car garage with an additional 47 uncovered parking spaces distributed throughout the site for a total of 225 parking spaces. Vehicle access to the site is provided through two driveways on Monrovia Avenue and one driveway on 16th Street. The following approvals are required to implement the project: Major Site Development Review (MSDR): Required for any project proposing five or more residential units with a tract map. The Major Site Development Review additionally allows for deviations from specific multi -unit objective design standards pursuant to Section 20.48.185 (Multi -Unit Objective Design Standards) of the Newport Beach Municipal Code (NBMC); and Vesting Tentative Tract Map (VTTM): Requested to merge two properties to create a single building site and allow for an airspace 20-2 Planning Commission Agenda Report for September 18, 2025 September 23, 2025 Page 3 subdivision of the individual residential units for individual sale (i.e., for condominium purposes). The Planning Commission conducted a public hearing, considered public input, and approved the MSDR and VTTM for the project with amendments by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None ABSENT: Reed RECUSED: None ACTION: Approved as amended ITEM NO. 2 FIRE STATION NO. 1 AND BALBOA BRANCH LIBRARY LANDSCAPE CHANGES APPEAL (PA2025-0130) Site Location: 100 East Balboa Boulevard SUMMARY: An appeal of the Community Development Director's July 3, 2025, decision to approve minor changes to Coastal Development Permit (CDP) No. PA2024-0140. The proposed changes include replacement tree plantings to further support nesting birds, such as great blue herons. Additionally, the revised landscape changes will alter the parking layout and result in the loss of one surplus parking space. No alterations to the CDP's approved floor area, height, or land use are being requested. The Planning Commission conducted a public hearing, considered public input, and denied the appeal and upheld the Community Development Director's decision approving minor changes to the CDP for the project by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None ABSENT: Reed RECUSED: None ACTION: Approved as recommended 20-3 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 cq<r r=o RNs- Proiect title Activity Address September 18, 2025 - Planning Commission Meeting 1 Residences at 1580 PUBLIC HEARING (TENTATIVE) 1580 MONROVIA AVE Monrovia Ave 2 Sol Cocina CUP and CDP Public Hearing 251 COAST HWY E 3 Staff Approval for Fire Public Hearing 100 BALBOA BLVD E, LIB Station No.1 & Library September 23, 2025 - City Council Meeting Plan # Staff Assigned Status District PA2025-0062 Joselyn Perez MORE INFO District 2 PA2023-0144 Jenny Tran MORE INFO District 5 PA2025-0130 Laura Rodriguez MORE INFO District 1 1 2025 Building and Fire Second Reading 1 CITYWIDE PROJECT PA2025-0142 Tonee Thai MORE INFO District 5 Code Adoption 2 CDBG CAPER for FY 24-25 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 ZC & LCP Amendment for Public Hearing - Moratorium on New 100 CIVIC CENTER DR PA2025-0171 Oscar Orozco MORE INFO District 5 Smoke Related Smoke Shops and Initiation of Businesses 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 1 of 6 9/16/2025 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 cq<r r=o RNs- Proiect title Activity September 25, 2025 - Zoning Administrator Meeting 1 43rd Street TPM and CDP Public Hearing Combo 2 Cue Zone MUP Public Hearing 3 Greaves Residence Public Hearing Addition October 09, 2025 - Planning Commission Meeting Address 207 43RD ST 4229 BIRCH ST 1 General Plan Update Study Session - Introducing Draft Land 1 CITYWIDE PROJECT 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 2 Special Flood Hazard Aree Public Hearing - Title 21 Ordinance w/ (VE) Overlay Suggested Mods Plan # Staff Assigned Status District PA2024-0189 Laura Rodriguez MORE INFO District 1 PA2025-0134 Cameron Younger MORE INFO District 3 PA2025-0157 Jerry Arregui PA2022-080 Benjamin Zdeba 20662 NEWPORT COAST DR PA2022-063 Joselyn Perez 1 CITYWIDE PROJECT PA2018-075 Liz Westmoreland MORE INFO District 2 MORE INFO Citywide MORE INFO District 7 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 6 9/16/2025 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 cq<r r=o RNs- Proiect title Activity October 16, 2025 - Zoning Administrator Meeting 1 Chaupain Bakery ABC Public Hearing License and Parking Waiver 2 Foreman Residence CDP Public Hearing 3 O'Brien Residence Public Hearing October 23, 2025 - Planning Commission Meeting 1 3840 E Coast Hwy Public Hearing (Tenative) Restaurant 2 MacArthur Court Public Hearing Apartments October 28, 2025 - City Council Meeting 1 Snug Harbor Surf Park Tentative Public Hearing Date October 30, 2025 - Zoning Administrator Meeting 1 DeCarrier Residence CDP Public Hearing Address 2622 SAN MIGUEL DR 836 VIA LIDO NORD 1624 OCEAN FRONT W, A 3840 COAST HWY E, A 4665 MACARTHUR CT Plan # Staff Assigned Status District PA2025-0073 Jerry Arregui MORE INFO District 7 PA2025-0089 Daniel Kopshever PA2025-0116 Laura Rodriguez PA2024-0198 Jerry Arregui PA2025-0090 Jenny Tran MORE INFO District 1 MORE INFO District 1 MORE INFO District 6 MORE INFO District 3 3100 IRVINE AVE PA2024-0069 Joselyn Perez MORE INFO District 3 306 MARGUERITE AVE, A PA2025-0029 Daniel Kopshever 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 3 of 6 9/16/2025 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 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 December 04, 2025 - Planning Commission Meeting December 09, 2025 - City Council Meeting December 11, 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 4 of 6 9/16/2025 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 cq<r r=o RNs- Proiect title Activity Address Plan # Staff Assigned Status District Director or ZA Level Actions 1 Carden Hall School Director's Determination. Sent 9/16/202E 1541 MONROVIA AVE PA2024-0206 Cameron Younger MORE INFO District 2 Modular Buildings Hearing Date to be Determined 1 Parkhouse Residences Administrative Action. Director Approval 4251 UPTOWN NEWPORT DR PA2024-0229 Rosalinh Ung MORE INFO District 3 Fee Credit 2 Saunders Self Storage 3848 CAMPUS DR PA2023-0145 Liz Westmoreland MORE INFO District 3 3 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 5 of 6 9/16/2025 PO ° % City of Newport Beach x Tentative Agenda Report - 09/13/2025 to 12/16/2025 cq<r r=o RNs- Planner Contact Information Name & Title Benjamin Zdeba, Planning Manager Cameron Younger, Planning Technician Dan Campagnolo, Systems and Administration Manager Daniel Kopshever, Assistant Planner David Blumenthal, Contract Planner David Lee, Principal Planner Jaime Murillo, Deputy CDD Director James Miclat, Planning Technician Jenny Tran, Associate Planner Jerry Arrequi, Assistant Planner Joselyn Perez, Senior Planner Laura Rodriquez, Assistant Planner Lauren Wooding, Real Property Administrator Liz Westmoreland, Principal 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 & Building 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 949-644-3212 jtran@newportbeachca.gov 949-644-3249 jarregui@newportbeachca.gov 949-644-3312 jperez@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 6 of 6 9/16/2025 September 23, 2025 Agenda Item No. 20 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, SEPTEMBER 18, 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 SEPTEMBER 4, 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 SOL MEXICAN COCINA RESTAURANT (PA2023-0144) Site Location: 251, 151 and 201 East Coast Highway and APNs 050-451-03 and 050-451-57 Summary: A request for a conditional use permit and coastal development permit to permanently retain a 641-square-foot outdoor dining patio for an existing restaurant (Sol Mexican Cocina) and construct an approximately 7-foot, 6-inch-tall glass/acrylic guardrail along the front of the outdoor dining patio. The existing outdoor dining patio consists of a platform deck with seating that was permitted on a temporary basis. The project requests to expand the existing Type 47 (On -Sale General — Eating Place) Alcohol Beverage Control License to include the outdoor dining area and reauthorize the off -site parking located on the adjacent lots at Balboa Marina (151 and 201 East Coast Highway and APNs 050-451-03 and 050-451-57). The hours of operation for the 1 of 3 restaurant and outdoor dining patio are between 10 a.m. and 11 p.m., daily. No live entertainment, dancing, or late hours (after 11 p.m.) are proposed. If approved, this Conditional Use Permit and Coastal Development Permit would supersede Use Permit Nos. UP621 and UP651 and Accessory Outdoor Dining Permit Nos. OD49 and OD49A. 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 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution NO. PC2025-019 approving the Conditional Use Permit and Coastal Development Permit filed as PA2023-0144. ITEM NO. 3 MONROVIA TOWNHOMES (PA2025-0062) Site Location: 1580-1598 Monrovia Avenue and 865-899 West 16t" Street Summary: A request to authorize the development of a for -sale residential townhome community with 89 dwelling units on a 4.34-acre property at the southeast corner of Monrovia Avenue and West 16th Street. The development includes four single -unit residences, 17 duplex buildings, and 51 attached townhome-style dwelling units ranging in size from approximately 2,000 gross square feet to 3,000 gross square feet. The single -unit and duplex buildings are located on the southern half of the site and will be a maximum of four stories, with a height up to 47 feet, 8 inches above finish grade. Townhome style units are located on the northern half of the site and will be a maximum of three stories, with a height up to 38 feet, 8 inches above finish grade. Private resident -serving amenities include a community pool and pedestrian walking paths with picnic tables and benches. Each unit will have an attached two -car garage with an additional 47 uncovered parking spaces distributed throughout the site for a total of 225 parking spaces. Vehicle access to the site is provided through two driveways on Monrovia Avenue and one driveway on 16th Street. The following approvals are required to implement the project: • Major Site Development Review: Required for any project proposing five or more residential units with a tract map. The Major Site Development Review additionally allows for deviations from specific multi -unit objective design standards pursuant to Section 20.48.185 (Multi -Unit Objective Design Standards) of the Newport Beach Municipal Code (NBMC); and • Vesting Tentative Tract Map: Requested to merge two properties to create a single building site and allow for an airspace subdivision of the individual residential units for individual sale (i.e., for condominium purposes). Recommended Actions: 1. Conduct a public hearing; 2of3 2. Find that this project is not subject to further environmental review pursuant to Section 21083.3 of the California Public Resources Code (PRC) and Section 15183 of the California Environmental Quality Act (CEQA) Guidelines because the Project is consistent with the previously certified Program Environmental Impact Report (SCH No. 2023060699); and 3. Adopt Resolution No. PC2025-020, approving the Major Site Development Review and Vesting Tentative Tract Map filed as PA2025-0062. ITEM NO. 4 FIRE STATION NO. 1 AND BALBOA BRANCH LIBRARY LANDSCAPE CHANGES APPEAL (PA2025-0130) Site Location: 100 East Balboa Boulevard Summary: An appeal of the Community Development Director's July 3, 2025, decision to approve minor changes to Coastal Development Permit (CDP) No. PA2024-0140. The proposed changes include replacement tree plantings to further support nesting birds, such as great blue herons. Additionally, the revised landscape changes will alter the parking layout and result in the loss of one surplus parking space. No alterations to the CDP's approved floor area, height, or land use are being requested. Recommended Actions: 1. Conduct a de novo public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15302 under Class 2 (Replacement or Reconstruction) of the CEQA Guidelines, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2025-021 denying the appeal and affirming the Community Development Director's approval for Staff Approval filed as PA2025-0130. Vill. 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 3 of 3