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Home My WebLink About11 - Planning Commission Agenda and Action Report for March 5, 2026Q SEW Pp�T CITY OF O � z NEWPORT BEACH <,FORN'P City Council Staff Report March 10, 2026 Agenda Item No. TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Jaime Murillo, Community Development Director - 949-644-3209, jmurillo@newportbeachca.gov PREPARED BY: Benjamin M. Zdeba, AICP, Acting Deputy Community Development Director — bzdeba@newportbeachca.gov PHONE: 949-644-3253 TITLE: Planning Commission Agenda Report for March 5, 2026 CONSENT ITEMS: ITEM NO. 1 MINUTES OF FEBRUARY 5, 2026 SUMMARY: Draft minutes from February 5, 2026, meeting of the Planning Commission. The Planning Commission approved the minutes by the following vote AYES: Harris, Langford, Ellmore, Gazzano, Rosene and Salene NOES: None ABSENT: Reed ABSTAIN: None ACTION: Approved PUBLIC HEARING ITEMS: ITEM NO. 2 300 NEWPORT CENTER DRIVE CONDOMINIUMS (PA2025-0102) Site Location: 210 and 300 Newport Center Drive and Unaddressed Parcels Identified as Assessor Parcel Numbers 442-091-12 and 442-161- 16 SUMMARY: A request to demolish all improvements on a 4.17-acre site, including an existing movie theater (Regal Edwards Big Newport) and a health/fitness facility (Body Design), to allow for the construction of two, 22-story residential buildings (approximately 270 feet high) consisting of a total of 150 condominium units, on -site amenities, for -sale home offices, retail/cafe space, and 343 parking spaces. Each residential building is nearly identical and is connected through a podium that contains the home offices, retail/caf6, amenities, parking, and building support facilities. The project includes private residential amenities such as pools, exercise facilities, and entertainment ACTION: ITEM NO. 3 Planning Commission Agenda Report for March 5, 2026 March 10, 2026 Page 2 spaces. Vehicular access to the property is through a driveway on Newport Center Drive, which leads to a guardhouse and motorized gate restricting access to the motor court and valet drop off. The requested project requires the following approvals: • Major Site Development Review to allow anew residential development with five or more units and a tentative tract map, and to waive 5 of the 52 Multi -Unit Objective Design Standards; • Conditional Use Permit to waive 58 required off-street parking spaces for the proposed home offices and retail/cafe component; and • Vesting Tentative Tract Map to consolidate four lots into one parcel and to allow for an airspace subdivision of the individual residential units and nonresidential units 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: Harris, Langford, NOES: None ABSENT: Reed RECUSED: None Approved Ellmore, Gazzano, Rosene and Salene THE NICE GUY RESTAURANT (PA2025-0252) Site Location: 2607 West Coast Highway SUMMARY: A request for a conditional use permit (CUP) to renovate an existing 5,260- square-foot restaurant space on the waterfront, formerly occupied by GuacAmigos, and operate a restaurant known as The Nice Guy with a Type 47 (On -Sale General — Eating Place) Alcoholic Beverage Control license, late hour operations, and live entertainment. Proposed hours of operation are 11 a.m. to 12 a.m., Monday through Saturday, and 9:30 a.m. to 12 a.m. on Sunday. A CUP is required to authorize a restaurant with alcohol service and late hour operations (defined by the Newport Beach Municipal Code as service provided after 11 p.m.). If this CUP is approved, the restaurant operator will be required to obtain an operator license from the Newport Beach Police Department, as they intend to offer alcoholic beverages for on - site consumption in conjunction with late hour operations and live entertainment. No dancing is proposed. Approval of the project will also supersede the Minor Use Permit filed as PA2023-0119 and Staff Approval No. SA2018-010. The Planning Commission conducted a public hearing, considered public input, and approved the project with amendments to the Conditions of Approval by the following vote: AYES: Langford, Ellmore, Gazzano, Rosene and Salene Planning Commission Agenda Report for March 5, 2026 March 10, 2026 Page 3 NOES: None ABSENT: Reed RECUSED: Harris ACTION: Approved ITEM NO. 4 WIRELESS SERVICE FACILITIES CODE AMENDMENTS (PA2021-103) Site Location: Citywide SUMMARY: Consistent with the City Council's initiation on May 25, 2021, and the more recent guidance provided at the City Council Study Session on January 13, 2026, the proposed amendments to Title 13 (Streets, Sidewalks and Public Property), Title 20 (Planning and Zoning), and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code serve to simplify and modernize some of the City of Newport Beach's (City) regulations related to the permitting, installation, modification, operation, and maintenance of wireless service facilities on both private and public property, including within the public right-of-way. Although Title 13 does not fall within the purview of the Planning Commission, it is included for reference. The Planning Commission conducted a public hearing, considered public input, and recommended the City Council's approval of the code amendments by the following vote: AYES: Harris, Langford, Ellmore, Gazzano, Rosene and Salene NOES: None ABSENT: Reed RECUSED: None ACTION: Recommended the City Council's Approval ITEM NO. 5 ANNUAL GENERAL PLAN HOUSING REPORT (PA2026-0004) Site Location: Citywide SUMMARY: The General Plan and Housing Element Annual Progress Reports (Reports) are prepared by City of Newport Beach staff each year and reviewed by the Planning Commission and City Council. The Reports summarize the City's progress with implementing the goals, policies, and programs of the General Plan and specifically, the Housing Element. The current Reports are presented for the Planning Commissions' review and expansively cover the City's activities in calendar year 2025. The Planning Commission conducted a public hearing, considered public input, and recommended the City Council review and authorize submittal of the 2025 General Plan and Housing Element Annual Progress Reports by the following vote: AYES: Harris, Langford, Ellmore, Gazzano, Rosene and Salene NOES: None ABSENT: Reed Planning Commission Agenda Report for March 5, 2026 March 10, 2026 Page 4 RECUSED: None ACTION: Recommended the City Council's Authorization W, March 10, 2026 Agenda Item No. 11 NEWPORT BEACH PLANNING COMMISSION AGENDA CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, MARCH 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 FEBRUARY 5, 2026 Recommended Action: Approve and file VII. PUBLIC HEARING ITEMS ITEM NO. 2 300 NEWPORT CENTER DRIVE CONDOMINIUMS (PA2025-0102) Site Location: 210 and 300 Newport Center Drive and Unaddressed Parcels Identified as Accessor Parcel Numbers 442-091-12 and 442-161-16 Summary: A request to demolish all improvements on a 4.17-acre site, including an existing movie theater (Regal Edwards Big Newport) and a health/fitness facility (Body Design), to allow for the construction of two, 22-story residential buildings (approximately 270 feet high) consisting of a total of 150 condominium units, on -site amenities, for -sale home offices, retail/cafe space, and 343 parking spaces. Each residential building is nearly identical and is connected through a podium that contains the home offices, retail/cafe, amenities, parking, and building support facilities. The project includes private residential amenities such as pools, exercise facilities, and entertainment spaces. Vehicular access to the Property is through a driveway on Newport Center Drive, which leads to a guardhouse and motorized gate restricting access to the motor court and valet drop off. The requested project requires the following approvals: • Major Site Development Review to allow a new residential development with five or more units and a tentative tract map, and to waive 5 of the 52 Multi -Unit Objective Design Standards; 2of5 • Conditional Use Permit to waive 58 required off-street parking spaces for the proposed home offices and retail/cafe component; and Vesting Tentative Tract Map to consolidate four lots into one parcel and to allow for an airspace subdivision of the individual residential units and nonresidential units for condominium purposes. Recommended Actions: 1. Conduct a public hearing; 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. PC2026-004 approving the Major Site Development Review, Conditional Use Permit, and Vesting Tentative Tract Map No. 19407, collectively filed as PA2025-0102. ITEM NO. 3 THE NICE GUY RESTAURANT (PA2025-0252) Site Location: 2607 West Coast Highway Summary: A request for a conditional use permit (CUP) to renovate an existing 5,260-square-foot restaurant space on the waterfront, formerly occupied by GuacAmigos, and operate a restaurant known as The Nice Guy with a Type 47 (On -Sale General — Eating Place) Alcoholic Beverage Control license, late hour operations, and live entertainment. Proposed hours of operation are 11 a.m. to 12 a.m., Monday through Saturday, and 9:30 a.m. to 12 a.m. on Sunday. A CUP is required to authorize a restaurant with alcohol service and late hour operations (defined by the Newport Beach Municipal Code as service provided after 11 p.m.). If this CUP is approved, the restaurant operator will be required to obtain an operator license from the Newport Beach Police Department, as they intend to offer alcoholic beverages for on -site consumption in conjunction with late hour operations and live entertainment. No dancing is proposed. Approval of the project will also supersede the Minor Use Permit filed as PA2023-0119 and Staff Approval No. SA2018- 010. 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) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment and the exceptions to this Exemption do not apply; and 3. Adopt Resolution No. PC2026-005 approving the Conditional Use Permit filed as PA2025- 0252. ITEM NO. 4 WIRELESS SERVICE FACILITIES CODE AMENDMENTS (PA2021-103) Site Location: Citywide Summary: 3 of 5 Consistent with the City Council's initiation on May 25, 2021, and the more recent guidance provided at the City Council Study Session on January 13, 2026, the proposed amendments to Title 13 (Streets, Sidewalks and Public Property), Title 20 (Planning and Zoning), and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code serve to simplify and modernize some of the City of Newport Beach's (City) regulations related to the permitting, installation, modification, operation, and maintenance of wireless service facilities on both private and public property, including within the public right-of-way. Although Title 13 does not fall within the purview of the Planning Commission, it is included for reference Recommended Actions: 1. Conduct a public hearing; 2. Find this action is not a project subject to the California Environmental Quality Act (CEQA) in accordance with Section 20165 of the California Public Resources Code and Sections 15060(c)(2), 15060(c)(3), and 15378 of the California Code of Regulations, Title 14, Division 6, Chapter 3 (CEQA Guidelines). Further find this action is also exempt pursuant to CEQA Guidelines Section 15061(b)(3), the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment; 3. Adopt Resolution No. PC2026-006 recommending the City Council approve the Zoning Code Amendment modifying regulations pertaining to wireless service facilities on private and public property; and 4. Adopt Resolution No. PC2026-007 recommending the City Council authorize staff to submit the Local Coastal Program Amendment to the California Coastal Commission. VIII. DISCUSSION ITEMS ITEM NO. 5 ANNUAL GENERAL PLAN AND HOUSING PROGRESS REPORTS (PA2026- 0004) Site Location: Citywide Summary: The General Plan and Housing Element Annual Progress Reports (Reports) are prepared by City of Newport Beach staff each year and reviewed by the Planning Commission and City Council. The Reports summarize the City's progress with implementing the goals, policies, and programs of the General Plan and specifically, the Housing Element. The current Reports are presented for the Planning Commissions' review and expansively cover the City's activities in calendar year 2025 Recommended Actions: 1. Find the review of the 2025 General Plan and Housing Element Annual Progress Report is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(b)(2) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly; 2. Review and comment on the 2025 General Plan and Housing Element Annual Progress Reports; and 4of5 3. Recommend the City Council review and authorize the submittal of the 2025 General Plan and Housing Element Annual Progress Reports to the California Office of Land Use and Climate Innovation (LCI) and the submittal of the Housing Element portion to the State Department of Housing and Community Development (HCD) IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 6 MOTION FOR RECONSIDERATION ITEM NO. 7 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA ITEM NO. 8 REQUESTS FOR EXCUSED ABSENCES X. ADJOURNMENT 5 of 5 O� PART r City of Newport Beach r Tentative Agenda Report - 2/28/2026 - 6/3/2026 C,9t f F p FLN�P Project Title Activity ADDRESS PA # Staff assigned Status District 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 Reclassifications Authorization 100 CIVIC CENTER DR PA2026-0020 Jaime Murillo MORE District 5 INFO March 11, 2026 - Harbor Commission Meeting (GP Update) March 12, 2026 - Zoning Administrator Meeting (Zdeba) Manson Residence Mod Public Hearing 2612 CIRCLE DR PA2025-0205 Oscar Orozco MORE District 2 Permit INFO March 19, 2026 - Airport Land Use Commission (GP Update) March 19, 2026 - Planning Commission Meeting General Plan Update Study Session 1 CITYWIDE PROJECT PA2022-080 Benjamin Zdeba MORE Citywide INFO Newport Place PC Public Hearing 1 CITYWIDE PROJECT PA2025-0196 Rosalinh Ung MORE Amendment- Affordability INFO ZC & LCP Amendment for Public Hearing 100 CIVIC CENTER DR PA2025-0171 Oscar Orozco MORE District 5 Smoke Related Businesses INFO Zenith Driveway Access Public Hearing 2350 BRISTOL ST PA2025-0112 Daniel Kopshever MORE District 3 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 3/3/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 2/28/2026 - 6/3/2026 C,9t f F p FLN�P Project Title Activity March 24, 2026 - City Council Meeting Amendments to Professional Consent Services Agreements Annual General Plan Housing General Plan Annual Report Report March 26, 2026 - Zoning Administrator Meeting (Zdeba) 407 Heliotrope Public Hearing Condominiums Amalfi MUP Public Hearing Camp James LTP CDP Public Hearing Emami Residence CDP Public Hearing Hoag Development Public Hearing Agreement Annual Review Meadows Residence Public Hearing Newman Residence CDP Public Hearing (tentative) April 02, 2026 - Planning Commission Special Meeting 1500 Quail Residences Public Hearing Jaypop Sushi CUP Public Hearing April 09, 2026 - Planning Commission Meeting (Canceled) April 14, 2026 - City Council Meeting Acacia Atrium Medical Office Appeal Hearing Condominiums CUP, TPM ADDRESS PA # Staff assigned Status District 1 CITYWIDE PROJECT PA2024-0225 Tonee Thai MORE District 5 INFO 100 CIVIC CENTER DR PA2026-0004 Melinda Whelan MORE District 5 INFO 407 HELIOTROPE AVE PA2025-0172 Melinda Whelan MORE District 6 INFO 401 NEWPORT CENTER DR, A104 PA2025-0210 Daniel Kopshever MORE District 5 INFO 1131 BACK BAY DR PA2025-0224 Jerry Arregui MORE District 4 INFO 355 VIA LIDO SOUD PA2025-0173 Daniel Kopshever MORE District 1 INFO 1 HOAG DR PA2025-0046 Jerry Arregui MORE District 2 INFO 2412 MESA DR PA2025-0200 Laura Rodriguez MORE District 3 INFO 2609 COVE ST PA2025-0229 Laura Rodriguez MORE District 6 INFO 1500 QUAIL ST PA2025-0163 Melinda Whelan MORE District 3 INFO 3333 COAST HWY E PA2025-0152 David Blumenthal MORE District 6 INFO 20280 ACACIA ST PA2024-0236 Oscar Orozco MORE District 3 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 3/3/2026 O� PORT City of Newport Beach r x Tentative Agenda Report - 2/28/2026 - 6/3/2026 cq� f Fo aN�¢ Project Title Activity ADDRESS April 16, 2026 - Zoning Administrator Meeting (Westmoreland) April 23, 2026 - Planning Commission Meeting General Plan Update Public Hearing Poitevin Residence Public Hearing CDP/Variance April 28, 2026 - City Council Meeting General Plan Update Study Session April 30, 2026 - Zoning Administrator Meeting (Zdeba) May 07, 2026 - Planning Commission Meeting May 12, 2026 - City Council Meeting General Plan Update Public Hearing - Adoption May 14, 2026 - Zoning Administrator Meeting (Zdeba) May 21, 2026 - Planning Commission Meeting May 26, 2026 - City Council Meeting May 28, 2026 - Zoning Administrator Meeting (Westmoreland) Hearing Date to be Determined Lower Castaways Resolution declaring Lower Castaways Palmilla Use Permit Amendment Parkhouse Residences Fee Credit Saunders Self Storage 1 CITYWIDE PROJECT 2441 CRESTVIEW DR 1 CITYWIDE PROJECT 1 CITYWIDE PROJECT 100 DOVER DR exempt surplus land Public Hearing (Tentative) 3110 NEWPORT BLVD PA # Staff assigned PA2022-080 Benjamin Zdeba PA2025-0179 Laura Rodriguez an b PA2022-080 Benjamin Zdeba vp Administrative Action. Director 4251 UPTOWN NEWPORT DR Approval 3848 CAMPUS DR PA2022-080 Benjamin Zdeba RP2026-0001 Lauren Wooding PA2025-0108 Melinda Whelan PA2024-0229 Rosalinh Ung PA2023-0145 Liz Westmoreland Status District MORE Citywide INFO MORE District 2 INFO MORE Citywide INFO MORE Citywide INFO MORE District 3 INFO MORE District 1 INFO MORE District 3 INFO MORE District 3 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 3/3/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 2/28/2026 - 6/3/2026 C,9t f F p FLN�P Project Title Activity Pending Coastal Commission Coastal Act 30613 CDP City Project Jurisdiction Change Housing Element LCP Amendment Implementation Program Amendments ADDRESS 1 CITYWIDE PROJECT 1 CITYWIDE PROJECT PA # Staff assigned PA2022-111 Jaime Murillo PA2022-0245 Benjamin Zdeba Status District MORE Citywide INFO 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 3/3/2026 O� PART r City of Newport Beach r Tentative Agenda Report - 2/28/2026 - 6/3/2026 C,9t f Fo FLN�P Planner Contact Information Name & Title Benjamin Zdeba, Acting Deputy Director 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 3/3/2026