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Home My WebLink About14 - Planning Commission Agenda and Action Report for January 22, 2026Q SEW Pp�T CITY OF z NEWPORT BEACH c�<,FORN'P City Council Staff Report January 27, 2026 Agenda Item No. 14 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 January 22, 2026 CONSENT ITEMS: ITEM NO. 1 MINUTES OF NOVEMBER 20, 2025 SUMMARY: Draft minutes from November 20, 2025, meeting of the Planning Commission. The Planning Commission approved the minutes, with edits, by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None ABSENT: Rosene ABSTAIN: None ACTION: Approved ITEM NO. 2 KRISTI A. DUMONT TRUST ENCROACHMENT (PA2025-0228) Site Location: 520 POINTSETTIA AVENUE UNITS A, B & C SUMMARY: A request to waive City Council Policy L-6 to retain certain existing, non- compliant private improvements encroaching into the 50-foot-wide Third Avenue public right-of-way and the 50-foot-wide Poinsettia Avenue public right-of-way. Additionally, staff is requiring the removal of other non- compliant improvements within the same public rights -of -way. The Planning Commission approved the project by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None ABSENT: Rosene ABSTAIN: None Planning Commission Agenda Report for January 22, 2026 January 27, 2026 Page 2 ACTION: Approved PUBLIC HEARING ITEMS: ITEM NO. 3 EL CHOLO OUTDOOR DINING PATIO EXPANSION (PA2025-0042) SITE LOCATION: 3520 EAST COAST HIGHWAY, 3536 EAST COAST HIGHWAY, 410 NARCISSUS AVENUE, 409 ORCHID AVENUE SUMMARY: A request to expand the existing outdoor dining patio by 975 square feet, resulting in a total of 1,709 square feet of outdoor dining area, with no change to the existing 5,012-square-foot interior of the restaurant. The proposed hours of operation for the outdoor patio are from 10 a.m. and 11 p.m., daily, consistent with the interior restaurant hours. No live entertainment, dancing, or late hours are proposed, and there are no changes to the existing Type 47 (On -Sale General — Eating Place) California Department of Alcoholic Beverage Control license. To authorize the expanded outdoor dining area, the applicant requests a waiver of 17 of the 66 required parking spaces and authorization to provide the remaining spaces through a combination of off - site parking lots. Approval of the project would supersede all previous approvals. The Planning Commission conducted a public hearing and approved the project by the following vote: AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None ABSENT: Rosene ABSTAIN: None ACTION: Approved O� PART r City of Newport Beach r Tentative Agenda Report - 1/17/2026 - 4/20/2026 C,9t f Fo FLN�P Project Title Activity ADDRESS PA # Staff assigned Status District January 21, 2026 - Special Joint Meeting of the GPUSC/GPAC January 22, 2026 - Planning Commission Meeting El Cholo Restaurant Public Hearing 3520 COAST HWY E PA2025-0042 Daniel Kopshever MORE District 6 Expansion INFO Kristi A. Dumont Trust Public Hearing 520 POINSETTIA AVE, A PA2025-0228 Jake Marshall MORE District 6 Encroachment INFO January 27, 2026 - City Council Meeting January 29, 2026 - Zoning Administrator Meeting 306 Main St Ice Cream Shop Public Hearing 306 MAIN ST PA2025-0103 Laura Rodriguez MORE District 1 INFO Newport Harbor Farmers Public Hearing 798 DOVER DR PA2025-0194 Daniel Kopshever MORE District 3 Market INFO February 05, 2026 - Planning Commission Meeting Dover Residences Public Hearing 601 DOVER DR PA2025-0135 Melinda Whelan MORE District 2 INFO February 10, 2026 - City Council Meeting CDM Commercial Corridor Consent - Initiation of GPA, LCPA, and 1 CITYWIDE PROJECT PA2024-0002 Liz Westmoreland MORE District 5 Study Title 20 and 21 Amendments INFO General Plan Update Consent - GPUSC Bi-Monthly 1 CITYWIDE PROJECT PA2022-080 Benjamin Zdeba MORE Citywide Update/Dissolving GPAC/GPUSC INFO On -Call Professional Services Consent - PSAs for On -Call Consultants 1 CITYWIDE PROJECT PA2025-0168 Benjamin Zdeba MORE District 5 Staff Augmentation INFO February 12, 2026 - City Arts Commission Meeting (GP Update) February 12, 2026 - Zoning Administrator Meeting Chronic Tacos MUP Public Hearing 301 MAIN ST PA2025-0218 Cameron Younger MORE District 1 INFO 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 4 1/20/2026 PORT O� City of Newport Beach x Tentative Agenda Report - 1/17/2026 - 4/20/2026 r cq� f Fo aN�¢ Project Title Activity ADDRESS PA # Staff assigned Status District Sage Hill School Sign Public Hearing 20402 NEWPORT COAST DR PA2025-0161 Jerry Arregui MORE District 7 INFO February 19, 2026 - Planning Commission Meeting ZC & LCP Amendment for Public Hearing 100 CIVIC CENTER DR PA2025-0171 Oscar Orozco MORE District 5 Smoke Related Businesses INFO February 23, 2026 - Board of Library Trustees Meeting (GP Update) February 24, 2026 - City Council Meeting CDBG Substantial Amendment to FY25/26 1 CITYWIDE PROJECT RP2024-0007 Lauren Wooding MORE District 5 CDBG Action Plan INFO Lower Castaways Resolution declaring Lower Castaways 100 DOVER DR RP2026-0001 Lauren Wooding MORE District 3 exempt surplus land INFO February 26, 2026 - Zoning Administrator Meeting 3036 BREAKERS, LLC Public Hearing 3036 BREAKERS DR PA2025-0144 Laura Rodriguez MORE District 6 Condominium Conversion INFO Annino Residence CDP Public Hearing 239 61ST ST PA2025-0209 Laura Rodriguez MORE District 1 INFO Engstrom Residence CDP Public Hearing 2200 PACIFIC DR PA2025-0240 Cameron Younger MORE District 6 INFO March 05, 2026 - Planning Commission Meeting 300 Newport Center Drive Public Hearing 300 NEWPORT CENTER DR PA2025-0102 Liz Westmoreland MORE District 5 Condominiums INFO Annual General Plan Housing General Plan Annual Report 100 CIVIC CENTER DR PA2026-0004 Melinda Whelan MORE District 5 Report INFO The Nice Guy CUP Public Hearing 2607 COAST HWY W PA2025-0252 Laura Rodriguez MORE District 2 INFO March 10, 2026 - City Council Meeting March 12, 2026 - Zoning Administrator Meeting March 19, 2026 - Planning Commission Meeting 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 4 1/20/2026 O� PORT City of Newport Beach r x Tentative Agenda Report - 1/17/2026 - 4/20/2026 cq� f Fo aN�¢ Project Title Activity ADDRESS PA # Staff assigned Status District March 24, 2026 - City Council Meeting Annual General Plan Housing General Plan Annual Report 100 CIVIC CENTER DR PA2026-0004 Melinda Whelan MORE District 5 Report INFO March 26, 2026 - Zoning Administrator Meeting April 09, 2026 - Planning Commission Meeting April 14, 2026 - City Council Meeting April 16, 2026 - Zoning Administrator Meeting Hearing Date to be Determined Hogan Residence CDP Public Hearing 1529 DOLPHIN TER PA2025-0143 Melinda Whelan MORE District 5 Variance INFO Palmilla Use Permit Public Hearing (Tentative) 3110 NEWPORT BLVD PA2025-0108 Melinda Whelan MORE District 1 Amendment INFO Parkhouse Residences Fee Administrative Action. Director 4251 UPTOWN NEWPORT DR PA2024-0229 Rosalinh Ung MORE District 3 Credit Approval INFO Saunders Self Storage 3848 CAMPUS DR PA2023-0145 Liz Westmoreland MORE District 3 INFO Snow Residence 400 40TH ST PA2023-0147 Jerry Arregui MORE District 1 Condominiums INFO TPM/CDP/Conversion Pending Coastal Commission Coastal Act 30613 CDP City Project 1 CITYWIDE PROJECT PA2022-111 Jaime Murillo MORE Citywide Jurisdiction Change INFO Housing Element LCP Amendment 1 CITYWIDE PROJECT PA2022-0245 Benjamin Zdeba MORE District 5 Implementation Program INFO 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 3 of 4 1/20/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 1/17/2026 - 4/20/2026 C,9t f Fo FLN�P 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, CDD Director (Acting) Jasmine Leon, Planning Technician Jenny Hannsun, Associate Planner Jerry Arregui, Assistant Planner Joselyn Perez, Senior Planner Laura Rodriguez, Assistant Planner Lauren Wooding, Real Property Administrator Liz Westmoreland, Principal Planner Melinda Whelan, Assistant Planner Oscar Orozco, Associate Planner Rosalinh Ung, Principal Planner (PT) 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 949-644-3201 jleon@newportbeachca.gov 949-644-3212 jhannsun@newportbeachca.gov 949-644-3249 jarregui@newportbeachca.gov 949-644-3312 jperez@newportbeachca.gov 949-644-3216 Rodriguez@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 949-718-1867 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 4 of 4 1 /20/2026 January 27, 2026 Agenda Item No. 14 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, JANUARY 22, 2026 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 NOVEMBER 20, 2025 Recommended Action: Approve and file ITEM NO. 2 KRISTI A. DUMONT TRUST ENCROACHMENT (PA2025-0228) Site Location: 520 POINTSETTIA AVENUE UNITS A, B & C Summary: A request to waive City Council Policy L-6 to retain certain existing, non -compliant private improvements encroaching into the 50-foot-wide Third Avenue public right-of-way and the 50- foot-wide Poinsettia Avenue public right-of-way. As part of this consideration, staff is recommending the removal of other non -compliant improvements within the same public rights - of -way due to traffic safety concerns. Recommended Actions: 1. Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2), 15060(c)(3) (Preliminary Review), and Section 15301 Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 2. Adopt Resolution No. PC2026-001, waiving City Council Policy L-6 (Encroachments in Public Rights -of -Way) and approving Encroachment No. N2025-0390, to retain certain existing improvements which encroach into the public right-of-way, including brick hardscape, a low brick wall, brick pilaster, a gate, and landscaping and requiring the removal of an existing fence, lights, hedge, and tall landscaping within the traffic safety visibility area. 2of3 VIII. PUBLIC HEARING ITEMS ITEM NO. 3 EL CHOLO OUTDOOR DINING PATIO EXPANSION (PA2025-0042) Site Location: 3520 East Coast Highway, 3536 East Coast Highway, 410 Narcissus Avenue, 409 Orchid Avenue Summary: A request to expand the existing outdoor dining patio by 975 square feet, resulting in a total of 1,709 square feet of outdoor dining area, with no change to the existing 5,012-square-foot interior of the restaurant. The proposed hours of operation for the outdoor patio are from 10 a.m. and 11 p.m., daily, consistent with the interior restaurant hours. No live entertainment, dancing, or late hours are proposed, and there are no changes to the existing Type 47 (On -Sale General — Eating Place) California Department of Alcoholic Beverage Control license. To authorize the expanded outdoor dining area, the applicant requests a waiver of 17 of the 66 required parking spaces and authorization to provide the remaining spaces through a combination of off -site parking lots. Approval of the project would supersede all previous approvals. Recommended Actions: 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) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2026-001, approving the Conditional Use Permit filed as PA2025-0042. IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 4 MOTION FOR RECONSIDERATION ITEM NO. 5 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA ITEM NO. 6 REQUESTS FOR EXCUSED ABSENCES X. ADJOURNMENT 4of3