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Home My WebLink About00 - Planning Commission Agenda and Action Report for February 5, 2026February 10, 2026 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, FEBRUARY 05, 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 JANUARY 22, 2026 Recommended Action: Approve and file VII. PUBLIC HEARING ITEMS ITEM NO. 3 DOVER TOWNHOMES (PA2025-0135) Site Location: 601 DOVER DRIVE Summary: A request to authorize the development of a 33-unit, for -sale, residential townhome community on an existing medical office site at 601 Dover Drive (Project Site). The proposed development includes the demolition of the existing office structure and construction of two-, three-, and four - bedroom units ranging from 1,355 to 2,247 square feet. The development will include a two -car garage for each unit and 10 uncovered guest parking spaces for a total of 76 on -site parking spaces. The 33 units will be distributed within seven detached, three-story buildings with a maximum structure height of 38 feet above the established grade. The development will include resident -serving amenities including outdoor seating, picnic tables, barbeques, and a firepit area. Vehicular access to the Project Site is provided via a driveway on Cliff Drive. Pedestrian access to a publicly accessible plaza is provided at the corner of the site adjacent to Dover Drive. The plaza includes a seating area, walkway, and a scenic view (Project). • A Major Site Development Review authorizing construction of residential development including deviations from specific multi -unit objective design standards. 2 of 3 • A Variance authorizing encroachments into the required street setbacks along Cliff Drive and Dover Drive. • A Vesting Tentative Tract Map removing an underlying lot line and authorizing the airspace subdivision of the individual residential units for individual sale (i.e., for condominium purposes). Recommended Actions: 1. Conduct a public hearing; 2. Find this project statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code (PRC) Section 21080.66 (enacted through Assembly Bill 130) because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2026-003 approving the Major Site Development Review, Variance, and Vesting Tentative Tract Map filed as PA2025-0135. VIII. 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 IX. ADJOURNMENT 3 of 3 Q SEW PORT O � cy<�FORN�P TO: FROM CITY OF NEWPORT BEACH City Council Staff Report February 10, 2026 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL Jaime Murillo, Community Development Director - 949-644-3209, jmurillo@newportbeachca.gov PREPARED BY: Jaime Murillo, Community Development Director, 0muril lo(@_newportbeachca.gov PHONE: 949-644-3209 TITLE: Planning Commission Agenda Report for February 05, 2026 CONSENT ITEMS: ITEM NO. 1 SUMMARY: ACTION: MINUTES OF JANUARY 22, 2026 Draft minutes from January 22, 2026, meeting of the Planning Commission. The Planning Commission approved the minutes by the following vote: AYES: Harris, Langford, Reed, and Salene NOES: None ABSENT: Ellmore and Gazzano ABSTAIN: Rosene Approved PUBLIC HEARING ITEMS: ITEM NO. 2 DOVER TOWNHOMES (PA2025-0135) Site Location: 601 DOVER DRIVE SUMMARY: A request to authorize the development of a 33-unit, for -sale, residential townhome community on an existing medical office site at 601 Dover Drive (Project Site). The proposed development includes the demolition of the existing office structure and construction of two-, three-, and four -bedroom units ranging from 1,355 to 2,247 square feet. The development will include a two -car garage for each unit and 10 uncovered guest parking spaces for a total of 76 on -site parking spaces. The 33 units will be distributed within seven detached, three-story buildings with a maximum structure height of 38 feet above the established grade. The development will include resident - serving amenities including outdoor seating, picnic tables, barbeques, and a firepit area. Vehicular access to the Project Site is provided via a driveway Planning Commission Agenda Report for February 05, 2026 February 10, 2026 Page 2 on Cliff Drive. Pedestrian access to a publicly accessible plaza is provided at the corner of the site adjacent to Dover Drive. The plaza includes a seating area, walkway, and a scenic view ("Project'). • A Major Site Development Review authorizing construction of residential development including deviations from specific multi -unit objective design standards. • A Variance authorizing encroachments into the required street setbacks along Cliff Drive and Dover Drive. A Vesting Tentative Tract Map removing an underlying lot line and authorizing the airspace 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 project with amendments from staff by the following vote: AYES: Langford, Reed, Rosene, and Salene NOES: Harris ABSENT: Ellmore and Gazzano RECUSED: None ACTION: Approved O� PORT City of Newport Beach r x Tentative Agenda Report - 2/1/2026 - 5/4/2026 cq� f Fo aN�¢ Project Title Activity ADDRESS February 05, 2026 - Planning Commission Meeting Dover Residences Public Hearing 601 DOVER DR February 10, 2026 - City Council Meeting CDM Commercial Corridor Consent - Initiation of GPA, LCPA, and 1 CITYWIDE PROJECT Study Title 20 and 21 Amendments General Plan Update Consent - GPUSC Bi-Monthly 1 CITYWIDE PROJECT Update/Dissolving GPAC/GPUSC On -Call Professional Services Consent - PSAs for On -Call Consultants 1 CITYWIDE PROJECT Staff Augmentation February 12, 2026 - City Arts Commission Meeting (GP Update) February 12, 2026 - Zoning Administrator Meeting (Westmoreland) Chronic Tacos MUP Public Hearing 301 MAIN ST Sage Hill School Sign Public Hearing 20402 NEWPORT COAST DR February 19, 2026 - Planning Commission Meeting 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 CDBG Action Plan Reclassifications Authorization 100 CIVIC CENTER DR February 26, 2026 - Zoning Administrator Meeting (Zdeba) 3036 BREAKERS, LLC Public Hearing 3036 BREAKERS DR Condominium Conversion PA # Staff assigned PA2025-0135 Melinda Whelan Status District MORE District 2 INFO PA2024-0002 Liz Westmoreland MORE District 5 INFO PA2022-080 Benjamin Zdeba MORE Citywide INFO PA2025-0168 Benjamin Zdeba MORE District 5 INFO PA2025-0218 Cameron Younger MORE District 1 INFO PA2025-0161 Jerry Arregui MORE District 7 INFO RP2024-0007 Lauren Wooding MORE District 5 INFO PA2026-0020 Jaime Murillo MORE District 5 INFO PA2025-0144 Laura Rodriguez MORE District 6 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 5 2/4/2026 PART O� City of Newport Beach r Tentative Agenda Report - 2/1/2026 - 5/4/2026 r C,9t f Fo FLN�P Project Title Activity ADDRESS PA # Staff assigned Status District 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 Hogan Residence CDP Public Hearing 1529 DOLPHIN TER PA2025-0143 Melinda Whelan MORE District 5 Variance INFO Sky Thai Massage MUP Public Hearing 2737 COAST HWY E PA2024-0201 Daniel Kopshever MORE District 6 INFO March 03, 2026 - PB&R Commission Meeting (GP Update) 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 Telecom Facilities (CC Public Hearing - Considering 1 CITYWIDE PROJECT PA2021-103 Benjamin Zdeba MORE Citywide Initiated 05/25/2021) Recommendation to City Council 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 11, 2026 - Harbor Commission Meeting (GP Update) March 12, 2026 - Zoning Administrator Meeting (Zdeba) March 19, 2026 - Airport Land Use Commission (GP Update) March 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 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 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 5 2/4/2026 O� PORT City of Newport Beach r x Tentative Agenda Report - 2/1/2026 - 5/4/2026 cq� f Fo aN�¢ Project Title Activity March 26, 2026 - Zoning Administrator Meeting (Westmoreland) April 09, 2026 - Planning Commission Meeting April 14, 2026 - City Council Meeting April 16, 2026 - Zoning Administrator Meeting (Westmoreland) April 23, 2026 - Planning Commission Meeting April 28, 2026 - City Council Meeting General Plan Update Study Session April 30, 2026 - Zoning Administrator Meeting (Zdeba) Director or ZA Level Actions The Lab 1303 Avocado Sign Administrative Action. Comprehensive Program Sign Program Hearing Date to be Determined Lower Castaways Resolution declaring Lower Castaways Palmilla Use Permit Amendment Parkhouse Residences Fee Credit Saunders Self Storage ADDRESS 1 CITYWIDE PROJECT 1303 AVOCADO AVE 100 DOVER DR exempt surplus land Public Hearing (Tentative) 3110 NEWPORT BLVD Administrative Action. Director Approval Snow Residence Condominiums TPM/CDP/Conversion Pending Coastal Commission Coastal Act 30613 CDP City Project Jurisdiction Change 4251 UPTOWN NEWPORT DR 3848 CAMPUS DR 400 40TH ST 1 CITYWIDE PROJECT PA # Staff assigned PA2022-080 Benjamin Zdeba Status District MORE Citywide INFO PA2025-0258 Cameron Younger MORE District 5 INFO RP2026-0001 Lauren Wooding MORE District 3 INFO PA2025-0108 Melinda Whelan MORE District 1 INFO PA2024-0229 Rosalinh Ung MORE District 3 INFO PA2023-0145 Liz Westmoreland MORE District 3 INFO PA2023-0147 Jerry Arregui MORE District 1 INFO PA2022-111 Jaime Murillo MORE Citywide 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 3 of 5 2/4/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 2/1/2026 - 5/4/2026 C,9t f Fo FLN�P Project Title Activity ADDRESS Housing Element LCP Amendment 1 CITYWIDE PROJECT Implementation Program Amendments PA # Staff assigned PA2022-0245 Benjamin Zdeba Status District MORE District 5 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 4 of 5 2/4/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 2/1/2026 - 5/4/2026 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 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 5 of 5 2/4/2026