NEWPORT BEACH
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
October 28, 2025
Agenda Item No. 17
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF OCTOBER 9, 2025
SUMMARY: Draft minutes from October 9, 2025, meeting of the Planning Commission.
The Planning Commission approved the minutes as presented, by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, and Rosene
NOES: None
ABSENT: Reed and Salene
ABSTAIN: None
ACTION: Approved
PUBLIC HEARING ITEMS:
ITEM NO. 2 EAST COAST HIGHWAY RESTAURANT SPACE (PA2024-0198) Site Location: 3840 East Coast Highway
SUMMARY: A request for a conditional use permit to establish a new 2,155-square-foot café style restaurant by remodeling and expanding a vacant restaurant space within Suite B into the adjacent vacant office space within Suite A. While a specific tenant has not yet been identified, the request includes the allowance for alcohol service through a Type 41 (On -Sale Beer and Wine – Eating Place) California Department of Alcohol Beverage Control (ABC) License and operating hours from 6 a.m. to 10 p.m., daily. No live entertainment, dancing, or late-hour operations are proposed. Also included in the request is a 16- space parking waiver to accommodate the expanded restaurant. Approval of the project will supersede Use Permit Nos. UP1848 and UP2006A.
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 October 23, 2025 17-1
Planning Commission Agenda Report for October 23, 2025
October 28, 2025
The Planning Commission conducted a public hearing, considered public input, and approved the conditional use permit for the project with amendments by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, and Rosene
NOES: None
ABSENT: Reed and Salene
RECUSED: None
ACTION: Approved as amended
ITEM NO. 3 MACARTHUR COURT (PA2025-0090)
Site Location: 1580-1598 Monrovia Avenue and 865-899 West 16th Street SUMMARY: A request for a development agreement and affordable housing implementation plan for the future development of MacArthur Court Campus, a mixed-use campus consisting of two new five -story residential buildings containing 700 residential units (MacArthur Court Apartments), and a new 10,000-square-foot retail building. The project would include the demolition of approximately 126,837 square feet of existing office buildings and retention of two existing high rise office towers and an existing parking garage. The applicant requests the following approvals to vest the development rights for the project:
• Development Agreement (DA) - A development agreement between the applicant and the City, pursuant to Chapter 15.45 (Development Agreements) of the Newport Beach Municipal Code (NBMC), which would provide the applicant with the vested right to develop the project for a term of 10 years and to provide negotiated public benefits to the City; and
• Affordable Housing Implementation Plan (AHIP) - A preliminary plan specifying how the project would contribute affordable housing as a public benefit, by providing affordable housing units equivalent to 7% of up to 700 market rate residential units, or up to 49 affordable housing units. The applicant will identify an appropriate site for development of the 49 affordable units at a future date.
The Project would require approval of a future Site Development Review prior to building permit issuance, as no specific design for the Project is included.
The Planning Commission conducted a public hearing, considered public input, and voted to recommend to the City Council approval of the Development Agreement and Affordable Housing Implementation Plan.
AYES: Ellmore, Gazzano, Harris, Langford, and Rosene
NOES: None
ABSENT: Reed and Salene
RECUSED: None
17-2
Planning Commission Agenda Report for October 23, 2025
October 28, 2025
ACTION: Approved as amended
17-3
Tentative Agenda Report - 10/19/2025 to 01/22/2026
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address October 20, 2025 - Board of Library Trustees Meeting (GP Update) October 21, 2025 - General Plan Update Open House (In-Person) October 22, 2025 - General Plan Update Open House (Virtual) October 23, 2025 - Planning Commission Meeting
1 East Coast Highway
Restaurant Space
Public Hearing Jerry Arregui District 6PA2024-0198
MORE INFO3840 COAST HWY E, A
2 MacArthur Court
Apartments
Public Hearing Jenny Hannsun District 3PA2025-0090
MORE INFO4665 MACARTHUR CT
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.
17-4
Tentative Agenda Report - 10/19/2025 to 01/22/2026
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 2 Special Flood Hazard Area
(VE) Overlay
Second Reading of Ordinances Liz Westmoreland District 1PA2018-075 MORE INFO1 CITYWIDE PROJECT 3 Staff Approval for Fire
Station No.1 & Library
Public Hearing Laura Rodriguez District 1PA2025-0130 MORE INFO100 BALBOA BLVD E, LIB 4 ZC & LCP Amendment for
Smoke Related
Businesses
Public Hearing - Extension of Moratorium
on New
Smoke Shops
Oscar Orozco District 5PA2025-0171 MORE INFO100 CIVIC CENTER DR October 30, 2025 - Zoning Administrator Meeting
1 Balboa Residence Public Hearing Jenny Hannsun District 1PA2025-0140 MORE INFO1204 BALBOA BLVD E 2 DeCarrier Residential
Condominiums
Public Hearing Daniel Kopshever District 6PA2025-0029
MORE INFO306 MARGUERITE AVE, A
3 DeFranco Residence Public Hearing James Miclat District 2PA2025-0088 MORE INFO2772 CIRCLE DR 4 Kalanaki Residential
Condominiums
Non-Hearing Item Cameron Younger District 6PA2025-0151
MORE INFO705 NARCISSUS AVE
5 Uptown Newport
Development Agreement
Annual Review
Public Hearing Daniel Kopshever District 3PA2025-0159
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.
17-5
Tentative Agenda Report - 10/19/2025 to 01/22/2026
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 2 Newport Place PC
Amendment- Affordability
Initiation - Consent Rosalinh UngPA2025-0196 MORE INFO1 CITYWIDE PROJECT November 06, 2025 - Planning Commission Meeting
November 13, 2025 - Zoning Administrator Meeting
1 Murray Residence Public Hearing Jerry Arregui District 6PA2025-0072 MORE INFO2608 COVE ST 2 Noblin Residence TPM Public Hearing Laura Rodriguez District 6PA2025-0186 MORE INFO612 BEGONIA AVE 3 Painter Residential
Condominiums
Public Hearing Laura Rodriguez District 6PA2025-0011 MORE INFO710 AVOCADO AVE, A 4 Tenaglia Residence CDP Public Hearing Cameron Younger District 1PA2025-0188 MORE INFO262 COLTON 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.
17-6
Tentative Agenda Report - 10/19/2025 to 01/22/2026
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address November 18, 2025 - City Council Meeting
1 Harbor Island Bridge Lease
Agreement
Consent Lauren Wooding District 5RP2025-00081 CITYWIDE PROJECT 2 MacArthur Court
Apartments
Public Hearing (Tentative) Jenny Hannsun District 3PA2025-0090 MORE INFO4665 MACARTHUR CT November 20, 2025 - Planning Commission Meeting
1 Acacia Atrium Medical
Office Condominiums
CUP, TPM
Public Hearing (Tentative) Oscar Orozco District 3PA2024-0236 MORE INFO20280 ACACIA ST
2 General Plan Update Discussion Item - Comments on Draft Land Use and Safety Elements
Benjamin Zdeba CitywidePA2022-080
MORE INFO1 CITYWIDE PROJECT
November 26, 2025 - Zoning Administrator Meeting
1 Hogan Residence CDP
Variance
Public Hearing Melinda Whelan District 5PA2025-0143
MORE INFO1529 DOLPHIN TER
2 Sjodin Residence Mod.
Permit
Public Hearing Laura RodriguezPA2025-0137
MORE INFO1977 PORT SEABOURNE WAY
3 VIVE SPA Public Hearing Laura Rodriguez District 2PA2025-0167 MORE INFO410 COAST HWY W 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.
17-7
Tentative Agenda Report - 10/19/2025 to 01/22/2026
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address December 04, 2025 - Planning Commission Meeting
1 ZC & LCP Amendment for
Smoke Related
Businesses
Public Hearing (Tentative) Oscar Orozco District 5PA2025-0171 MORE INFO100 CIVIC CENTER DR December 09, 2025 - City Council Meeting
December 11, 2025 - Zoning Administrator Meeting
December 18, 2025 - Planning Commission Meeting
Director or ZA Level Actions
1 CDM Properties LLC
Condominiums
Administrative Action. ZA Non-Hearing
Item
James Miclat District 6PA2025-0154
MORE INFO518 POINSETTIA AVE
2 Santa's Garden Christmas
Tree Lot
Administrative Action. ZA Non-Hearing
Item
Jasmine Leon District 4PA2025-0185
MORE INFO1131 BACK BAY 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.
17-8
Tentative Agenda Report - 10/19/2025 to 01/22/2026
City of Newport Beach
Project title Plan # Staff Assigned Status DistrictActivity Address Hearing Date to be Determined
1 300 Newport Center Drive
Condominiums
Tentative - Public Hearing Jenny Hannsun District 5PA2025-0102 MORE INFO300 NEWPORT CENTER DR 2 Palmilla Use Permit
Amendment
Public Hearing (Tentative) Melinda Whelan District 1PA2025-0108 MORE INFO3110 NEWPORT BLVD 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
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.
17-9
Tentative Agenda Report - 10/19/2025 to 01/22/2026
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] Hannsun, 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.
17-10