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Home My WebLink About17 - Planning Commission Agenda and Action Report for October 23, 2025Q SEW Pp�T CITY OF z NEWPORT BEACH c�<,FORN'P City Council Staff Report October 28, 2025 Agenda Item No. 17 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 October 23, 2025 CONSENT ITEMS: ITEM NO. 1 MINUTES OF OCTOBER 9, 2025 SUMMARY: Draft minutes from October 9, 2025, meeting of the Planning Commission. The Planning Commission approved the minutes as presented, by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, and Rosene NOES: None ABSENT: Reed and Salene ABSTAIN: None ACTION: Approved PUBLIC HEARING ITEMS: ITEM NO. 2 EAST COAST HIGHWAY RESTAURANT SPACE (PA2024-0198) Site Location: 3840 East Coast Highway SUMMARY: A request for a conditional use permit to establish a new 2,155-square-foot cafe style restaurant by remodeling and expanding a vacant restaurant space within Suite B into the adjacent vacant office space within Suite A. While a specific tenant has not yet been identified, the request includes the allowance for alcohol service through a Type 41 (On -Sale Beer and Wine — Eating Place) California Department of Alcohol Beverage Control (ABC) License and operating hours from 6 a.m. to 10 p.m., daily. No live entertainment, dancing, or late -hour operations are proposed. Also included in the request is a 16- space parking waiver to accommodate the expanded restaurant. Approval of the project will supersede Use Permit Nos. UP1848 and UP2006A. 17-1 ACTION: ITEM NO. 3 Planning Commission Agenda Report for October 23, 2025 October 28, 2025 Page 2 The Planning Commission conducted a public hearing, considered public input, and approved the conditional use permit for the project with amendments by the following vote: AYES: Ellmore, Gazzano, NOES: None ABSENT: Reed and Salene RECUSED: None Approved as amended Harris, Langford, and Rosene MACARTHUR COURT (PA2025-0090) Site Location: 1580-1598 Monrovia Avenue and 865-899 West 16th Street SUMMARY: A request for a development agreement and affordable housing implementation plan for the future development of MacArthur Court Campus, a mixed -use campus consisting of two new five -story residential buildings containing 700 residential units (MacArthur Court Apartments), and a new 10,000-square-foot retail building. The project would include the demolition of approximately 126,837 square feet of existing office buildings and retention of two existing high rise office towers and an existing parking garage. The applicant requests the following approvals to vest the development rights for the project: Development Agreement (DA) - A development agreement between the applicant and the City, pursuant to Chapter 15.45 (Development Agreements) of the Newport Beach Municipal Code (NBMC), which would provide the applicant with the vested right to develop the project for a term of 10 years and to provide negotiated public benefits to the City; and Affordable Housing Implementation Plan (AHIP) - A preliminary plan specifying how the project would contribute affordable housing as a public benefit, by providing affordable housing units equivalent to 7% of up to 700 market rate residential units, or up to 49 affordable housing units. The applicant will identify an appropriate site for development of the 49 affordable units at a future date. The Project would require approval of a future Site Development Review prior to building permit issuance, as no specific design for the Project is included. The Planning Commission conducted a public hearing, considered public input, and voted to recommend to the City Council approval of the Development Agreement and Affordable Housing Implementation Plan. AYES: Ellmore, Gazzano, NOES: None ABSENT: Reed and Salene RECUSED: None Harris, Langford, and Rosene 17-2 Planning Commission Agenda Report for October 23, 2025 October 28, 2025 Page 3 ACTION: Approved as amended 17-3 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity Address October 20, 2025 - Board of Library Trustees Meeting (GP Update) October 21, 2025 - General Plan Update Open House (In -Person) October 22, 2025 - General Plan Update Open House (Virtual) October 23, 2025 - Planning Commission Meeting 1 East Coast Highway Public Hearing 3840 COAST HWY E, A Restaurant Space 2 MacArthur Court Public Hearing 4665 MACARTHUR CT Apartments Plan # Staff Assigned PA2024-0198 Jerry Arregui PA2025-0090 Jenny Hannsun Status District MORE INFO District 6 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 10/22/2025 17-4 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity Address Plan # Staff Assigned Status District October 28, 2025 - City Council Meeting 1 Snug Harbor Surf Park Tentative Public Hearing Date 3100 IRVINE AVE PA2024-0069 Joselyn Perez MORE INFO District 3 2 Special Flood Hazard Aree Second Reading of Ordinances 1 CITYWIDE PROJECT PA2018-075 Liz Westmoreland MORE INFO District 1 (VE) Overlay 3 Staff Approval for Fire Public Hearing 100 BALBOA BLVD E, LIB PA2025-0130 Laura Rodriguez MORE INFO District 1 Station No.1 & Library 4 ZC & LCP Amendment for Public Hearing - Extension of Moratoriun 100 CIVIC CENTER DR PA2025-0171 Oscar Orozco MORE INFO District 5 Smoke Related on New Businesses Smoke Shops October 30, 2025 - Zoning Administrator Meeting 1 Balboa Residence Public Hearing 1204 BALBOA BLVD E PA2025-0140 Jenny Hannsun MORE INFO District 1 2 DeCarrier Residential Public Hearing 306 MARGUERITE AVE, A PA2025-0029 Daniel Kopshever MORE INFO District 6 Condominiums 3 DeFranco Residence Public Hearing 2772 CIRCLE DR PA2025-0088 James Miclat MORE INFO District 2 4 Kalanaki Residential Non -Hearing Item 705 NARCISSUS AVE PA2025-0151 Cameron Younger MORE INFO District 6 Condominiums 5 Uptown Newport Public Hearing 4321 JAMBOREE RD PA2025-0159 Daniel Kopshever MORE INFO District 3 Development Agreement Annual Review 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 10/22/2025 17-5 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity November 04, 2025 - City Council Meeting 1 CDM Commercial Corridor Tentative - City Council Study Session Study 2 Newport Place PC Initiation - Consent Amendment- Affordability November 06, 2025 - Planning Commission Meeting November 13, 2025 - Zoning Administrator Meeting 1 Murray Residence Public Hearing 2 Noblin Residence TPM Public Hearing 3 Painter Residential Public Hearing Condominiums 4 Tenaglia Residence CDP Public Hearing Address 2201 COAST HWY E 1 CITYWIDE PROJECT Plan # Staff Assigned Status District PA2024-0002 Liz Westmoreland MORE INFO District 6 PA2025-0196 Rosalinh Ung MORE INFO 2608 COVE ST PA2025-0072 Jerry Arregui MORE INFO District 6 612 BEGONIA AVE PA2025-0186 Laura Rodriguez MORE INFO District 6 710 AVOCADO AVE, A PA2025-0011 Laura Rodriguez MORE INFO District 6 262 COLTON ST PA2025-0188 Cameron Younger 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 3 of 7 10/22/2025 17-6 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity November 18, 2025 - City Council Meeting 1 Harbor Island Bridge Leasi Consent Agreement 2 MacArthur Court Public Hearing (Tentative) Apartments November 20, 2025 - Planning Commission Meeting 1 Acacia Atrium Medical Public Hearing (Tentative) Office Condominiums CUP, TPM 2 General Plan Update Discussion Item - Comments on Draft Land Use and Safety Elements November 26, 2025 - Zoning Administrator Meeting 1 Hogan Residence CDP Public Hearing Variance 2 Sjodin Residence Mod. Public Hearing Permit 3 VIVE SPA Public Hearing Address 1 CITYWIDE PROJECT 4665 MACARTHUR CT Plan # Staff Assigned Status District RP2025-0008 Lauren Wooding District 5 PA2025-0090 Jenny Hannsun MORE INFO District 3 20280 ACACIA ST PA2024-0236 Oscar Orozco MORE INFO District 3 1 CITYWIDE PROJECT PA2022-080 Benjamin Zdeba MORE INFO Citywide 1529 DOLPHIN TER PA2025-0143 Melinda Whelan MORE INFO District 5 1977 PORT SEABOURNE WA) PA2025-0137 Laura Rodriguez MORE INFO 410 COAST HWY W PA2025-0167 Laura Rodriguez MORE INFO District 2 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 10/22/2025 17-7 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity December 04, 2025 - Planning Commission Meeting 1 ZC & LCP Amendment for Public Hearing (Tentative) Smoke Related Businesses December 09, 2025 - City Council Meeting December 11, 2025 - Zoning Administrator Meeting Address 100 CIVIC CENTER DR Plan # Staff Assigned PA2025-0171 Oscar Orozco Status District MORE INFO District 5 December 18, 2025 - Planning Commission Meeting Director or ZA Level Actions IMF- 1 CDM Properties LLC Administrative Action. ZA Non -Hearing 518 POINSETTIA AVE PA2025-0154 James Miclat MORE INFO District 6 Condominiums Item 2 Santa's Garden Christmas Administrative Action. ZA Non -Hearing 1131 BACK BAY DR PA2025-0185 Jasmine Leon MORE INFO District 4 Tree Lot Item 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 10/22/2025 17-8 PO�,T ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- Proiect title Activity Address Plan # Staff Assigned Status District Hearing Date to be Determined 1 300 Newport Center Drive Tentative - Public Hearing 300 NEWPORT CENTER DR PA2025-0102 Jenny Hannsun MORE INFO District 5 Condominiums 2 Palmilla Use Permit Public Hearing (Tentative) 3110 NEWPORT BLVD PA2025-0108 Melinda Whelan MORE INFO District 1 Amendment 3 Parkhouse Residences Administrative Action. Director Approval 4251 UPTOWN NEWPORT DR PA2024-0229 Rosalinh Ung MORE INFO District 3 Fee Credit 4 Saunders Self Storage 3848 CAMPUS DR PA2023-0145 Liz Westmoreland MORE INFO District 3 5 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 10/22/2025 17-9 PO ° % City of Newport Beach x Tentative Agenda Report - 10/19/2025 to 01 /22/2026 cq<r r=o RN�s- 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 Hannsun, 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 jmiclat@newportbeachca.gov 949-644-3212 jhannsun@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 7 of 7 10/22/2025 17-10 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, OCTOBER 9, 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 matter jurisdiction of the Planning Commission. Before speaking, please state your name for provided at the podium. V. REQUEST FOR CONTINUANCES VI. CONSENT ITEMS October 14, 2025 Agenda Item No. 15 items generally considered to be within the subject Speakers must limit comments to three (3) minutes. the record and print your name on the blue forms ITEM NO. 1 MINUTES OF SEPTEMBER 18, 2025 Recommended Action: Approve and file VII. STUDY SESSION ITEMS ITEM NO. 2 GENERAL PLAN UPDATE — INTRODUCTION OF LAND USE ELEMENT AND SAFETY ELEMENT (PA2022-080) Site Location: Citywide Summary: A report to the Planning Commission outlining the progress made on the City of Newport Beach's ongoing comprehensive update to its General Plan, last revised in 2006. Following delays due to the State -mandated 6th Cycle Regional Housing Needs Assessment (RHNA), the City resumed its broader update process in 2022 with the formation of the General Plan Update Steering Committee (GPUSC) and the General Plan Advisory Committee (GPAC), including various subcommittees to review each Element. The update process consists of four phases; Phase 1 (Background Analysis + Visioning) is complete, and Phase 2 (Policy Development + General Plan Amendment) is nearly finalized. City staff, working closely with the GPAC, GPUSC, and consultant Dudek, developed draft goals and policies based on existing conditions reports and community input gathered through digital platforms and workshops. The Land Use Element and Safety Element are both required elements pursuant to State General Plan Law. Initial drafts have been prepared and are ready for broader community review. 1 of 2 City staff seeks preliminary feedback from the Commission before the draft is released for wider public review. Final drafts will return for formal endorsement by the Planning Commission in late 2025 or early 2026. Recommended Actions: 1. Receive a brief presentation from City staff, receive and file the draft Land Use Element and Safety Element; and either a) Form an ad hoc committee to review the draft Elements and provide comments for the Planning Commission's consideration at a meeting in November 2025; or b) Have Planning Commissioners review individually and be prepared to discuss and provide feedback to City staff at a meeting in November 2025. VIII. 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