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NEWPORT BEACH
City Council Staff Report
CITY OF
August 26, 2025
Agenda Item No. 31
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF AUGUST 7, 2025
SUMMARY: Draft minutes from August 7, 2025, meeting of the Planning Commission.
The Planning Commission approved the minutes, with edits, by the following vote:
AYES: Gazzazo, Langford, Reed, and Salene
NOES: None
ABSENT: Harris and Rosene
ABSTAIN: Ellmore
ACTION: Approved as amended
PUBLIC HEARING ITEMS:
ITEM NO. 2 ARC CARNE & CANTINA RESTAURANT (PA2025-0057) Site Location: 2902 West Coast Highway, Unit A
SUMMARY: A request to convert a portion of an existing commercial shell building into a three-story eating and drinking establishment (i.e., a “restaurant”) with a rooftop outdoor dining area above. As proposed, the restaurant will operate with late hours (after 11:00 p.m.) between 8:00 a.m. and 12:00 a.m. (midnight), daily, and a Type 47 (On-Sale General – Eating Place) Alcohol Beverage Control (ABC) license. The project requires the following approvals from the City:
• Conditional Use Permit (CUP): A conditional use permit to authorize the establishment and operation of a restaurant with late hours and off-site parking;
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, [email protected]
PREPARED BY: Jaime Murillo, Deputy Community Development Director, [email protected]
PHONE: 949-644-3209
TITLE: Planning Commission Agenda Report for August 21, 2025 Planning Commission Agenda Report for August 21, 2025
August 26, 2025
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• Operator License: An operator license from the Newport Beach Police Department (NBPD) pursuant to Chapter 5.25 (Operator License for Establishments Offering Alcoholic Beverages for On -Site Consumption in Combination with Late Hours, Entertainment, and/or Dance) of the Newport Beach Municipal Code (NBMC) to allow alcoholic beverage service in combination with late hours;
• Major Site Development Review (SDR): A site development review in accordance with Section 20.30.060(C)(2)(c) (Height Limits and Exceptions) of the NBMC to allow an increase in height within the Shoreline Height Limit Area up to 35 feet for a flat roof and 40 feet for a sloped roof. The project proposes flat elements up to 34 feet and sloped elements up to 35 feet;
• Coastal Development Permit (CDP): A coastal development permit to authorize the conversion of a retail shell building into a restaurant, construction of a third-floor addition with a rooftop dining area, increase in height within the Shoreline Height Limit Area in accordance with Section
21.30.060(C)(2)(c) (Height Limits and Exceptions) of the NBMC, and off-site parking; and
• Traffic Study: A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC as the project will generate a net increase of over 300 average daily trips.
The Planning Commission conducted a public hearing, considered public input, and approved the project with amendments by the following vote:
AYES: Ellmore, Gazzano, Langford, Reed, and Salene
NOES: None
ABSENT: Harris and Rosene
RECUSED: None
ACTION: Approved as amended
ITEM NO. 2 EAST COAST HIGHWAY RESTAURANT SPACE (PA2024-0231) Site Location: 3025 & 3027 East Coast Highway
SUMMARY:
A request for a conditional use permit and coastal development permit to establish a new 2,329-square-foot restaurant within an existing shopping center by expanding an existing 1,205 -square-foot restaurant into the adjacent suite, formerly occupied by a dry cleaner. The restaurant will offer a traditional sit-down dining area and will operate a designated take-out area through a shared kitchen. The restaurant will serve alcohol through a Type 47 (On -Sale General – Eating Place) Alcohol Beverage Control (ABC) License and proposes hours of operation from 6:30 a.m. to 10:00 p.m., daily.
No live entertainment, dancing, or late-hour operations (after 11:00 p.m.) are proposed. The project also includes a reduction of 19 required parking spaces to accommodate the use. Approval of the project will supersede Use Permit Nos. 3235 and 3355.
The applicant withdrew the application, and the item was removed from the agenda.
Planning Commission Agenda Report for August 21, 2025
August 26, 2025
31-3
ACTION: None – The application for this item was withdrawn after the agenda was posted.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address August 11, 2025 - GPAC Land Use Subcommittee
August 12, 2025 - Corona del Mar Community Open House
1 CDM Commercial Corridor
Study
CDM Community Workshop Liz Westmoreland District 6PA2024-0002 MORE INFO2201 COAST HWY E August 13, 2025 - Harbor Commission Meeting (GP Update) August 14, 2025 - Zoning Administrator Meeting
1 Dildine Residence CDP Public Hearing Cameron Younger District 1PA2025-0023 MORE INFO320 BALBOA BLVD E 2 Doan Condominiums Public Hearing Daniel Kopshever District 6PA2025-0100 MORE INFO605 CARNATION AVE 3 Garcia Residence CDP Public Heaing Melinda Whelan District 1PA2023-0218 MORE INFO6601 SEASHORE DR August 21, 2025 - Planning Commission Meeting
1 3025 & 3027 E Coast Hwy
Restaurant
Public Hearing Jerry Arregui District 6PA2024-0231 MORE INFO3025 COAST HWY E 2 Arc Carne & Cantina
Restaurant
Public Hearing Jenny Tran District 2PA2025-0057 MORE INFO2902 COAST HWY W, A 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address August 26, 2025 - City Council Meeting
1 1201 Dove Street Property AJ Gallagher Lease Agreement Suite 100 - Consent
Lauren Wooding District 3RP2025-00041201 DOVE ST
2 1201 Dove Street Property River Valley Holdings Lease Agreement Suite 390 - Consent
Lauren Wooding District 3RP2025-00041201 DOVE ST
3 3848 Campus Drive
Property
Purchase and Sale Agreement - New
Business
Lauren Wooding District 3RP2025-00053848 CAMPUS DR
4 Accessory Dwelling Unit
Municipal Code Update
Public Hearing Oscar Orozco District 5PA2025-0093 MORE INFO100 CIVIC CENTER DR 5 Commercial Parking
Requirements
Consent - Second Reading of Ordinance
(Title 21)
Benjamin Zdeba CitywidePA2021-104 MORE INFO1 CITYWIDE PROJECT 6 Ford Road Townhomes Public Hearing Jerry Arregui District 5PA2025-0049 MORE INFO1650 FORD RD 7 Municipal Code Clean Up Consent - Second Reading of Ordinance (Title 21)
Benjamin ZdebaPA2022-0219 MORE INFO1 CITYWIDE PROJECT
8 Short-Term Lodging
Amendment
Consent - Second Reading of Ordinance
(Title 21)
Jaime MurilloPA2023-0116 MORE INFO1 CITYWIDE PROJECT
9 Tennis and Pickleball Club
of Newport Beach
Consent - Second Reading of Ordinance
(Title 21)
David Lee CitywidePA2021-260 MORE INFO1602 COAST HWY
10 Uptown Newport DA 3
Amendment - Jazz
Extension
2nd reading- Consent Rosalinh Ung District 3PA2025-0010 MORE INFO4321 JAMBOREE RD 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address August 28, 2025 - Zoning Administrator Meeting
1 321 Larkspur Avenue
Residential Condominiums
Public Hearing Cameron Younger District 6PA2025-0081 MORE INFO321 LARKSPUR AVE 2 Demore Residence CDP Public Hearing Oscar Orozco District 1PA2025-0032 MORE INFO600 OCEAN FRONT W September 04, 2025 - Planning Commission Meeting
1 Snug Harbor Surf Park Public Hearing Joselyn Perez District 3PA2024-0069 MORE INFO3100 IRVINE AVE September 09, 2025 - City Council Meeting
1 2025 Building and Fire
Code Adoption
First Reading Tonee Thai District 5PA2025-0142 MORE INFO1 CITYWIDE PROJECT 2 Accessory Dwelling Unit
Municipal Code Update
Consent - Second Reading of Ordinance Oscar Orozco District 5PA2025-0093 MORE INFO100 CIVIC CENTER DR 3 General Plan Update Consent - GPUSC Bi-Monthly Update Benjamin Zdeba CitywidePA2022-080 MORE INFO1 CITYWIDE PROJECT 4 Snug Harbor Surf Park Intent to Override Orange County Airport Land Use Commission's Finding of
Inconsistency
Joselyn Perez District 3PA2024-0069 MORE INFO3100 IRVINE AVE 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address September 11, 2025 - Zoning Administrator Meeting
1 Pacific View Memorial
Park D.A. Review
Public Hearing Laura Rodriguez District 7PA2025-0096 MORE INFO3500 PACIFIC VIEW DR 2 Rodriquez Residence CDP Public Hearing Oscar Orozco District 5PA2025-0071 MORE INFO427 HARBOR ISLAND DR 3 Sundays Coffee and Co.
Minor Use Permit
Public Hearing Daniel Kopshever District 1PA2025-0115 MORE INFO408 31ST ST September 18, 2025 - Planning Commission Meeting
1 Residences at 1580
Monrovia Ave
PUBLIC HEARING (TENTATIVE) Joselyn Perez District 2PA2025-0062 MORE INFO1580 MONROVIA AVE 2 Sol Cocina CUP and CDP Public Hearing Jenny Tran District 5PA2023-0144 MORE INFO251 COAST HWY E 3 Staff Approval for Fire
Station No.1 & Library
Public Hearing Laura Rodriguez District 1PA2025-0130 MORE INFO100 BALBOA BLVD E, LIB 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address September 23, 2025 - City Council Meeting
1 2025 Building and Fire
Code Adoption
Second Reading Tonee Thai District 5PA2025-0142 MORE INFO1 CITYWIDE PROJECT 2 Corona del Mar Farmers'
Market
License Agreement - New Business Lauren Wooding District 5RP2025-00011 CITYWIDE PROJECT 3 Special Flood Hazard Area
(VE) Overlay
Public Hearing - Title 21 Ordinance w/
Suggested Mods
Liz Westmoreland District 1PA2018-075 MORE INFO1 CITYWIDE PROJECT September 25, 2025 - Zoning Administrator Meeting
1 43rd Street TPM and CDP
Combo
Public Hearing Laura Rodriguez District 1PA2024-0189 MORE INFO207 43RD ST October 09, 2025 - Planning Commission Meeting
October 14, 2025 - City Council Meeting
October 16, 2025 - Zoning Administrator Meeting
October 23, 2025 - 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address October 28, 2025 - City Council Meeting
1 Snug Harbor Surf Park Tentative Public Hearing Date Joselyn Perez District 3PA2024-0069 MORE INFO3100 IRVINE AVE October 30, 2025 - Zoning Administrator Meeting
November 04, 2025 - City Council Meeting
November 06, 2025 - Planning Commission Meeting
Hearing Date to be Determined
1 Chaupain Bakery Type 41
ABC License
Public Hearing Jerry Arregui District 7PA2025-0073 MORE INFO2622 SAN MIGUEL DR 2 MacArthur Court
Apartments
Public Hearing Jenny Tran District 3PA2025-0090 MORE INFO4665 MACARTHUR CT 3 Parkhouse Residences
Fee Credit
Administrative Action. Director Approval Rosalinh Ung District 3PA2024-0229 MORE INFO4251 UPTOWN NEWPORT DR 4 Saunders Self Storage Liz Westmoreland District 3PA2023-0145 MORE INFO3848 CAMPUS DR 5 Snow Residence
Condominiums
TPM/CDP/Conversion
Jerry Arregui District 1PA2023-0147 MORE INFO400 40TH ST 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address Pending Coastal Commission
1 Coastal Act 30613 CDP
Jurisdiction Change
City Project Jaime Murillo CitywidePA2022-111 MORE INFO1 CITYWIDE PROJECT 2 Housing Element
Implementation Program
Amendments
LCP Amendment Benjamin Zdeba District 5PA2022-0245 MORE INFO1 CITYWIDE PROJECT 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.
Tentative Agenda Report - 08/09/2025 to 11/12/2025
City of Newport Beach
Planner Contact Information
Name & Title Phone Email
[email protected] Zdeba, Planning Manager [email protected] Younger, Planning Technician [email protected] Campagnolo, Systems and Administration Manager [email protected] Kopshever, Assistant Planner [email protected] Blumenthal, Contract Planner [email protected] Lee, Senior Planner [email protected] Murillo, Deputy CDD Director [email protected] Miclat, Planning Technician [email protected] Sommers, City Traffic Engineer [email protected] Tran, Associate Planner [email protected] Arregui, Assistant Planner [email protected] Perez, Planner, Senior [email protected] Benalcazar, Planning Technician [email protected] Rodriguez, Assistant Planner [email protected] Wooding, Real Property Administrator [email protected] Westmoreland, Principle Planner [email protected] Whelan, Assistant Planner [email protected] Orozco, Associate Planner [email protected] Ung, Principal Planner (PT) [email protected] Jurjis, Assistant ACM/CDD Director [email protected] Thai, Deputy CDD Director & Building Official 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.
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August 26, 2025
Agenda Item No. 31
NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, AUGUST 21, 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 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 AUGUST 07, 2025
Recommended Action: Approve and file
VII. PUBLIC HEARING ITEMS
Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your name for the record and print your name on the blue forms provided at the podium.
If in the future you wish to challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues, which you (or someone else) raised orally at the public hearing or in written correspondence received by the City at or before the hearing.
ITEM NO. 2 ARC CARNE & CANTINA RESTAURANT (PA2025-0057) Site Location: 2902 West Coast Highway, Unit A
Summary:
A request to convert a portion of an existing commercial shell building into a three-story eating and drinking establishment (i.e., a “restaurant”) with a rooftop outdoor dining area above. As proposed, the restaurant will operate with late hours (after 11:00 p.m.) between 8:00 a.m. and 12:00 a.m. (midnight), daily, and a Type 47 (On-Sale General – Eating Place) Alcohol Beverage Control (ABC) license. The project requires the following approvals from the City:
• Conditional Use Permit (CUP) : A conditional use permit to authorize the establishment and operation of a restaurant with late hours and off-site parking; 2 of 3
• Operator License: An operator license from the Newport Beach Police Department (NBPD) pursuant to Chapter 5.25 (Operator License for Establishments Offering Alcoholic Beverages for On -Site Consumption in Combination with Late Hours, Entertainment, and/or Dance) of the Newp ort Beach Municipal Code (NBMC) to allow alcoholic beverage service in combination with late hours; • Major Site Development Review (SDR): A site development review in accordance with Section 20.30.060(C)(2)(c) (Height Limits and Exceptions) of the NBMC to allow an increase in height within the Shoreline Height Limit Area up to 35 feet for a flat roof and 40 feet for a sloped roof. The project proposes flat elements up to 34 feet and sloped elements up to 35 feet;
• Coastal Development Permit (CDP): A coastal development permit to authorize the conversion of a retail shell building into a restaurant, construction of a third-floor addition with a rooftop dining area, increase in height within the Shoreline Height Limit Area in accordance with Section 21.30.060(C)(2)(c) (Height Limits and Exceptions) of the NBMC, and off-site parking; and
• Traffic Study: A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC as the project will generate a net increase of over 300 average daily trips.
Recommended Actions:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 and under Class 3 (New Construction or Conversion of Small Structure) and Section 15332 under Class 32 (In -Fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment and the exceptions to these exemptions do not apply; and
3. Adopt Resolution No. PC2025-016 approving the Conditional Use Permit, Major Site Development Review, Coastal Development Permit, and Traffic Study filed as PA2025-0057.
ITEM NO. 3 EAST COAST HIGHWAY RESTAURANT SPACE (PA2024-0231) Site Location: 3025 & 3027 East Coast Highway
Summary:
A request to build out a new tenant space for a new 2,329 -square-foot eating and drinking establishment (restaurant) within the shopping center by expanding the 1,205-square-foot suite currently occupied by La Fogata into an adjacent 1,124 square -foot vacant suite, formerly occupied by a dry cleaner business. A specific tenant has not been identified at this time. The request includes an allowance for both interior and outdoor dining, the service of alcohol through a Type 47 (On -Sale General – Eating Place) Alcohol Beverage Control (ABC) License, and hours of operation from 6:30 a.m. to 10 p.m., daily. No live entertainment, dancing, or late-hour operations (after 11 p.m.) are proposed. The restaurant will continue to operate the existing 130- square-foot outdoor dining area that is currently used by the existing restaurant. The project requires the following approvals from the City:
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• Conditional Use Permit (CUP): To allow the restaurant and authorize a reduction of off-street parking requirements pursuant to Section 20.40.110(B) (Adjustments to Off-Street Parking Requirements) of the NBMC; and
• Coastal Development Permit (CDP): To allow expansion of the restaurant and authorize a reduction of off -street parking requirements pursuant to Section
21.40.110(A) (Adjustments to Off-Street Parking Requirements) of the NBMC for property located in the Coastal Zone.
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 significance effect on the environment; and
3. Adopt Resolution No. PC2025-017 approving a Conditional Use Permit and Coastal Development Permit filed as PA2024-0231.
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