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NEWPORT BEACH
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
September 23, 2025
Agenda Item No. 20
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF SEPTEMBER 4, 2025
SUMMARY: Draft minutes from September 4, 2025, meeting of the Planning Commission.
The Planning Commission approved the minutes, with edits, by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None
ABSENT: Reed
ABSTAIN: None
ACTION: Approved as amended
PUBLIC HEARING ITEMS:
ITEM NO. 2 SOL COCINA MEXICAN RESTAURANT (PA2023-0144)
Site Location: 251, 151, and 201 East Coast Highway and APNs 050-451- 03 and 050-451-57
SUMMARY: A request for a conditional use permit and coastal development permit to permanently retain a 641 -square-foot outdoor dining patio for an existing restaurant (Sol Mexican Cocina) and construct an approximately 7-foot, 6- inch-tall glass/acrylic guardrail along the front of the outdoor dining patio. The existing outdoor dining patio consists of a platform deck with seating that was permitted on a temporary basis. The project requests to expand the existing Type 47 (On-Sale General – Eating Place) Alcohol Beverage Control License TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jaime Murillo, Acting Community Development Director - 949-644- 3209, [email protected]
PREPARED BY: Jaime Murillo, Acting Community Development Director, [email protected]
PHONE: 949-644-3209
TITLE: Planning Commission Agenda Report for September 18, 2025 Planning Commission Agenda Report for September 18, 2025 September 23, 2025
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to include the outdoor dining area and reauthorize the off-site parking located on the adjacent lots at Balboa Marina (151 and 201 East Coast Highway and APNs 050-451-03 and 050-451-57). The hours of operation for the restaurant and outdoor dining patio ar e between 10 a.m. and 11 p.m., daily. No live entertainment, dancing, or late hours (after 11 p.m.) are proposed. If approved, this Conditional Use Permit (CUP) and Coastal Development Permit (CDP) would supersede Use Permit Nos. UP621 and UP651 and Accessory Outdoor Dining Permit Nos. OD49 and OD49A.
The Planning Commission conducted a public hearing, considered public input, and approved the CUP and CDP for the project with amendments by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None
ABSENT: Reed
RECUSED: None
ACTION: Approved as amended
ITEM NO. 3 MONROVIA TOWNHOMES (PA2025-0062)
Site Location: 1580-1598 Monrovia Avenue and 865-899 West 16th Street
SUMMARY: A request to authorize the development of a for-sale residential townhome community with 89 dwelling units on a 4.34-acre property at the southeast corner of Monrovia Avenue and West 16th Street. The development includes four single-unit residences, 17 duplex buildings, and 51 attached townhome- style dwelling units ranging in size from approximately 2,000 gross square feet to 3,000 gross square feet. The single -unit and duplex buildings are located on the southern half of the site and will be a maximum of four stories, with a height up to 47 feet, 8 inches above finish grade. Townhome style units are located on the northern half of the site and will be a maximum of three stories, with a height up to 38 feet, 8 inches above finish grade. Private resident-serving amenities include a community pool and pedestrian walking paths with picnic tables and benches. Each unit will have an attached two-car garage with an additional 47 uncovered parking spaces distributed throughout the site for a total of 225 parking spaces. Vehicle access to the site is provided thr ough two driveways on Monrovia Avenue and one driveway on 16th Street. The following approvals are required to implement the project:
• Major Site Development Review (MSDR): Required for any project proposing five or more residential units with a tract map. The Major Site Development Review additionally allows for deviations from specific multi-unit objective design standards pursuant to Section
20.48.185 (Multi-Unit Objective Design Standards) of the Newport Beach Municipal Code (NBMC); and
• Vesting Tentative Tract Map (VTTM): Requested to merge two properties to create a single building site and allow for an airspace Planning Commission Agenda Report for September 18, 2025 September 23, 2025
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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 MSDR and VTTM for the project with amendments by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None
ABSENT: Reed
RECUSED: None
ACTION: Approved as amended
ITEM NO. 2 FIRE STATION NO. 1 AND BALBOA BRANCH LIBRARY LANDSCAPE CHANGES APPEAL (PA2025-0130)
Site Location: 100 East Balboa Boulevard
SUMMARY: An appeal of the Community Development Director’s July 3, 2025, decision to approve minor changes to Coastal Development Permit (CDP) No.
PA2024-0140. The proposed changes include replacement tree plantings to further support nesting birds, such as great b lue herons. Additionally, the revised landscape changes will alter the parking layout and result in the loss of one surplus parking space. No alterations to the CDP’s approved floor area, height, or land use are being requested.
The Planning Commission conducted a public hearing, considered public input, and denied the appeal and upheld the Community Development Director’s decision approving minor changes to the CDP for the project by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Rosene, and Salene NOES: None
ABSENT: Reed
RECUSED: None
ACTION: Approved as recommended
Tentative Agenda Report - 09/13/2025 to 12/16/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address 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 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 CDBG CAPER for FY 24-25 Public Hearing Lauren Wooding District 5RP2024-00071 CITYWIDE PROJECT 3 License Agreement Corona
del Mar Farmers' Market
License Agreement - New Business Lauren Wooding District 5RP2025-00011 CITYWIDE PROJECT 4 On-Call Professional
Environmental Services
RFQ
Consent - PSAs for On-Call Consultants Benjamin Zdeba District 5PA2025-0168 MORE INFO1 CITYWIDE PROJECT 5 Relocation Plan for 301 E
Balboa Blvd
Public Hearing Lauren Wooding District 1RP2025-0007301 BALBOA BLVD E, 1 6 ZC & LCP Amendment for
Smoke Related
Businesses
Public Hearing - Moratorium on New
Smoke Shops and Initiation of
amendments
Oscar Orozco District 5PA2025-0171 MORE INFO100 CIVIC CENTER DR 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 - 09/13/2025 to 12/16/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address September 25, 2025 - Zoning Administrator Meeting
1 43rd Street TPM and CDP
Combo
Public Hearing Laura Rodriguez District 1PA2024-0189 MORE INFO207 43RD ST 2 Cue Zone MUP Public Hearing Cameron Younger District 3PA2025-0134 MORE INFO4229 BIRCH ST 3 Greaves Residence
Addition
Public Hearing Jerry Arregui District 2PA2025-0157 MORE INFO910 KINGS RD October 09, 2025 - Planning Commission Meeting
1 General Plan Update Study Session - Introducing Draft Land Use Element and Safety Element
Benjamin Zdeba CitywidePA2022-080 MORE INFO1 CITYWIDE PROJECT October 14, 2025 - City Council Meeting
1 Coyote Canyon
Landfill-Gas-to-Energy
Facility
Appeal of the Planning Commissions
approval of a CUP and adoption of an
IS/MND
Joselyn Perez District 7PA2022-063 MORE INFO20662 NEWPORT COAST DR 2 Special Flood Hazard Area
(VE) Overlay
Public Hearing - Title 21 Ordinance w/
Suggested Mods
Liz Westmoreland District 1PA2018-075 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 - 09/13/2025 to 12/16/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address October 16, 2025 - Zoning Administrator Meeting
1 Chaupain Bakery ABC
License and Parking
Waiver
Public Hearing Jerry Arregui District 7PA2025-0073 MORE INFO2622 SAN MIGUEL DR 2 Foreman Residence CDP Public Hearing Daniel Kopshever District 1PA2025-0089 MORE INFO836 VIA LIDO NORD 3 O'Brien Residence Public Hearing Laura Rodriguez District 1PA2025-0116 MORE INFO1624 OCEAN FRONT W, A October 23, 2025 - Planning Commission Meeting
1 3840 E Coast Hwy
Restaurant
Public Hearing (Tenative) Jerry Arregui District 6PA2024-0198 MORE INFO3840 COAST HWY E, A 2 MacArthur Court
Apartments
Public Hearing Jenny Tran District 3PA2025-0090 MORE INFO4665 MACARTHUR CT 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
1 DeCarrier Residence CDP Public Hearing Daniel Kopshever District 6PA2025-0029 MORE INFO306 MARGUERITE AVE, 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 - 09/13/2025 to 12/16/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address November 04, 2025 - City Council Meeting
1 CDM Commercial Corridor
Study
Tentative - City Council Study Session Liz Westmoreland District 6PA2024-0002 MORE INFO2201 COAST HWY E November 06, 2025 - Planning Commission Meeting
November 13, 2025 - Zoning Administrator Meeting
November 18, 2025 - City Council Meeting
November 20, 2025 - Planning Commission Meeting
November 26, 2025 - Zoning Administrator Meeting
December 04, 2025 - Planning Commission Meeting
December 09, 2025 - City Council Meeting
December 11, 2025 - Zoning Administrator 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 - 09/13/2025 to 12/16/2025
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address Director or ZA Level Actions
1 Carden Hall School
Modular Buildings
Director's Determination. Sent 9/16/2025 Cameron Younger District 2PA2024-0206 MORE INFO1541 MONROVIA AVE Hearing Date to be Determined
1 Parkhouse Residences
Fee Credit
Administrative Action. Director Approval Rosalinh Ung District 3PA2024-0229 MORE INFO4251 UPTOWN NEWPORT DR 2 Saunders Self Storage Liz Westmoreland District 3PA2023-0145 MORE INFO3848 CAMPUS DR 3 Snow Residence
Condominiums
TPM/CDP/Conversion
Jerry Arregui District 1PA2023-0147 MORE INFO400 40TH ST 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 - 09/13/2025 to 12/16/2025
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, Principal Planner [email protected] Murillo, Deputy CDD Director [email protected] Miclat, Planning Technician [email protected] Tran, Associate Planner [email protected] Arregui, Assistant Planner [email protected] Perez, Senior Planner [email protected] Rodriguez, Assistant Planner [email protected] Wooding, Real Property Administrator [email protected] Westmoreland, Principal 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.