HomeMy WebLinkAbout0.0_Agenda
CITY OF NEWPORT BEACH
PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, MARCH 05, 2026
REGULAR MEETING - 6:00 P.M.
TRISTAN HARRIS
Chair
DAVID SALENE
Vice Chair
JONATHAN LANGFORD
Secretary
CURTIS ELLMORE MICHAEL GAZZANO
GREG REED
MARK ROSENE
Planning Commissioners are citizens of Newport Beach who volunteer to serve on the Planning Commission.
They were appointed by the City Council by majority vote for four-year terms. At the table in front are City staff
members who are here to advise the Commission during the meeting. They are:
JAIME MURILLO, Community Development Director
BEN ZDEBA, Acting Deputy Community Development Director
YOLANDA SUMMERHILL, Assistant City Attorney KEVIN RILEY, City Traffic Engineer
CLARIVEL RODRIGUEZ, Administrative Assistant
NOTICE TO THE PUBLIC
Regular meetings of the Planning Commission are held on the Thursdays preceding second and fourth Tuesdays of each month at 6:00
p.m. The agendas, minutes, and staff reports are available on the City's website at: http://www.newportbeachca.gov and for public
inspection in the Community Development Department, Planning Division located at 100 Civic Center Drive, during normal business hours.
If you have any questions or require copies of any of the staff reports or other documentation, please contact the Community Development
Department, Planning Division staff at 949-644-3200.
This Commission is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Commission’s agenda be
posted at least 72 hours in advance of each meeting and that the public be allowed to comment on agenda items before the Commission
and items not on the agenda but are within the subject matter jurisdiction of the Commission. The Commission may limit public comments
to a reasonable amount of time, generally three (3) minutes per person. All testimony given before the Planning Commission is recorded.
Under the Levine Act, Section 84308 of the Government Code, a party to a proceeding before the City involving a license, permit, or other
entitlement for use is required to disclose on the record of the proceeding any contribution in an amount of more than two hundred fifty
dollars ($250) made within the preceding 12 months by the party or the party’s agent to any elected or appointed officer of the City. If you
have made a qualifying contribution, please ensure to make this disclosure on the record.
Please Note: You can submit your questions and comments in writing for the Planning Commission to consider by mailing or delivering
them to the City of Newport Beach Planning Commission at 100 Civic Center Drive, Newport Beach CA, 92660. Alternatively, you can send
them by electronic mail directly to Commissioners at planningcommission@newportbeachca.gov. Each Commissioner and staff will receive
your message directly. Pursuant to Planning Commission procedures, please submit your written comments no later than 5:00 p.m. on
Wednesday the day before the meeting in order to give Commissioners adequate time to review your submission.
It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or
a participant of this meeting, you will need special assistance beyond what is normally provided, the City of Newport Beach will attempt to
accommodate you in every reasonable manner. Please contact Clarivel Rodriguez, Administrative Assistant, at least 72 hours prior to the
meeting to inform us of your particular needs and to determine if accommodation is feasible (949-644-3232 or
crodriguez@newportbeachca.gov).
APPEAL PERIOD: Use Permit, Variance, Site Plan Review, and Modification Permit applications do not become effective until 14 days
following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport
Beach Municipal Code. Tentative Tract Map, Tentative Parcel Map, Lot Merger, and Lot Line Adjustment applications do not become
effective until 10 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the
provisions of the Newport Beach Municipal Code. General Plan, Zoning, and Local Coastal Program Amendments are automatically
forwarded to the City Council for final action.
2 of 5
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/café space, and
343 parking spaces. Each residential building is nearly identical and is connected through a
podium that contains the home offices, retail/café, 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;
• Conditional Use Permit to waive 58 required off-street parking spaces for the proposed
home offices and retail/café component; and
Planning Commission Regular Meeting Agenda
March 5, 2026
3 of 5
• 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:
Planning Commission Regular Meeting Agenda
March 5, 2026
4 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;
Planning Commission Regular Meeting Agenda
March 5, 2026
5 of 5
2. Review and comment on the 2025 General Plan and Housing Element Annual Progress
Reports; and
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