NEWPORT BEACH
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
January 27, 2026
Agenda Item No. 14
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF NOVEMBER 20, 2025
SUMMARY: Draft minutes from November 20, 2025, meeting of the Planning Commission.
The Planning Commission approved the minutes , with edits, by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None
ABSENT: Rosene
ABSTAIN: None
ACTION: Approved
ITEM NO. 2 KRISTI A. DUMONT TRUST ENCROACHMENT (PA2025-0228) Site Location: 520 POINTSETTIA AVENUE UNITS A, B & C
SUMMARY: A request to waive City Council Policy L-6 to retain certain existing, non- compliant private improvements encroaching into the 50-foot-wide Third Avenue public right-of-way and the 50-foot-wide Poinsettia Avenue public right-of-way. Additionally, staff is requiring the removal of other non- compliant improvements within the same public rights-of-way.
The Planning Commission approved the project by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None
ABSENT: Rosene
ABSTAIN: None
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 January 22, 2026 Planning Commission Agenda Report for January 22, 2026
January 27, 2026
ACTION: Approved
PUBLIC HEARING ITEMS:
ITEM NO. 3 EL CHOLO OUTDOOR DINING PATIO EXPANSION (PA2025-0042) SITE LOCATION: 3520 EAST COAST HIGHWAY, 3536 EAST
COAST HIGHWAY, 410 NARCISSUS AVENUE, 409 ORCHID AVENUE
SUMMARY: A request to expand the existing outdoor dining patio by 975 square feet, resulting in a total of 1,709 square feet of outdoor dining area, with no change to the existing 5,012 -square-foot interior of the restaurant. The proposed hours of operation for the outdoor patio are from 10 a.m. and 11 p.m., daily, consistent with the interior restaurant hours. No live entertainment, dancing, or late hours are proposed, and there are no changes to the existing Type 47 (On-Sale General – Eating Place) California Depa rtment of Alcoholic Beverage Control license. To authorize the expanded outdoor dining area, the applicant requests a waiver of 17 of the 66 required parking spaces and authorization to provide the remaining spaces through a combination of off- site parking lots. Approval of the project would supersede all previous approvals.
The Planning Commission conducted a public hearing and approved the project by the following vote:
AYES: Ellmore, Gazzano, Harris, Langford, Reed, and Salene NOES: None
ABSENT: Rosene
ABSTAIN: None
ACTION: Approved
City of Newport Beach
Tentative Agenda Report -
1/17/2026
-
4/20/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
January 21, 2026 - Special Joint Meeting of the GPUSC/GPAC January 22, 2026 - Planning Commission Meeting
El Cholo Restaurant
Expansion
Public Hearing
3520 COAST HWY E
PA2025-0042
Daniel Kopshever
MORE
INFO
District 6
Kristi A. Dumont Trust
Encroachment
Public Hearing
520 POINSETTIA AVE, A
PA2025-0228
Jake Marshall
MORE
INFO
District 6
January 27, 2026 - City Council Meeting
January 29, 2026 - Zoning Administrator Meeting
306 Main St Ice Cream Shop
Public Hearing
306 MAIN ST
PA2025-0103
Laura Rodriguez
MORE
INFO
District 1
Newport Harbor Farmers
Market
Public Hearing
798 DOVER DR
PA2025-0194
Daniel Kopshever
MORE
INFO
District 3
February 05, 2026 - Planning Commission Meeting
Dover Residences
Public Hearing
601 DOVER DR
PA2025-0135
Melinda Whelan
MORE
INFO
District 2
February 10, 2026 - City Council Meeting
CDM Commercial Corridor
Study
Consent - Initiation of GPA, LCPA, and
Title 20 and 21 Amendments
1 CITYWIDE PROJECT
PA2024-0002
Liz Westmoreland
MORE
INFO
District 5
General Plan Update
Consent - GPUSC Bi-Monthly
Update/Dissolving GPAC/GPUSC
1 CITYWIDE PROJECT
PA2022-080
Benjamin Zdeba
MORE
INFO
Citywide
On-Call Professional Services
Staff Augmentation
Consent - PSAs for On-Call Consultants
1 CITYWIDE PROJECT
PA2025-0168
Benjamin Zdeba
MORE
INFO
District 5
February 12, 2026 - City Arts Commission Meeting (GP Update) February 12, 2026 - Zoning Administrator Meeting
Chronic Tacos MUP
Public Hearing
301 MAIN ST
PA2025-0218
Cameron Younger
MORE
INFO
District 1
1/20/2026
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.
City of Newport Beach
Tentative Agenda Report -
1/17/2026
-
4/20/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
Sage Hill School Sign
Public Hearing
20402 NEWPORT COAST DR
PA2025-0161
Jerry Arregui
MORE
INFO
District 7
February 19, 2026 - Planning Commission Meeting
ZC & LCP Amendment for
Smoke Related Businesses
Public Hearing
100 CIVIC CENTER DR
PA2025-0171
Oscar Orozco
MORE
INFO
District 5
February 23, 2026 - Board of Library Trustees Meeting (GP Update) February 24, 2026 - City Council Meeting
CDBG
Substantial Amendment to FY25/26
CDBG Action Plan
1 CITYWIDE PROJECT
RP2024-0007
Lauren Wooding
MORE
INFO
District 5
Lower Castaways
Resolution declaring Lower Castaways
exempt surplus land
100 DOVER DR
RP2026-0001
Lauren Wooding
MORE
INFO
District 3
February 26, 2026 - Zoning Administrator Meeting
3036 BREAKERS, LLC
Condominium Conversion
Public Hearing
3036 BREAKERS DR
PA2025-0144
Laura Rodriguez
MORE
INFO
District 6
Annino Residence CDP
Public Hearing
239 61ST ST
PA2025-0209
Laura Rodriguez
MORE
INFO
District 1
Engstrom Residence CDP
Public Hearing
2200 PACIFIC DR
PA2025-0240
Cameron Younger
MORE
INFO
District 6
March 05, 2026 - Planning Commission Meeting
300 Newport Center Drive
Condominiums
Public Hearing
300 NEWPORT CENTER DR
PA2025-0102
Liz Westmoreland
MORE
INFO
District 5
Annual General Plan Housing
Report
General Plan Annual Report
100 CIVIC CENTER DR
PA2026-0004
Melinda Whelan
MORE
INFO
District 5
The Nice Guy CUP
Public Hearing
2607 COAST HWY W
PA2025-0252
Laura Rodriguez
MORE
INFO
District 2
March 10, 2026 - City Council Meeting
March 12, 2026 - Zoning Administrator Meeting
March 19, 2026 - Planning Commission Meeting
1/20/2026
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.
City of Newport Beach
Tentative Agenda Report -
1/17/2026
-
4/20/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
March 24, 2026 - City Council Meeting
Annual General Plan Housing
Report
General Plan Annual Report
100 CIVIC CENTER DR
PA2026-0004
Melinda Whelan
MORE
INFO
District 5
March 26, 2026 - Zoning Administrator Meeting
April 09, 2026 - Planning Commission Meeting
April 14, 2026 - City Council Meeting
April 16, 2026 - Zoning Administrator Meeting
Hearing Date to be Determined
Hogan Residence CDP
Variance
Public Hearing
1529 DOLPHIN TER
PA2025-0143
Melinda Whelan
MORE
INFO
District 5
Palmilla Use Permit
Amendment
Public Hearing (Tentative)
3110 NEWPORT BLVD
PA2025-0108
Melinda Whelan
MORE
INFO
District 1
Parkhouse Residences Fee
Credit
Administrative Action. Director
Approval
4251 UPTOWN NEWPORT DR
PA2024-0229
Rosalinh Ung
MORE
INFO
District 3
Saunders Self Storage
3848 CAMPUS DR
PA2023-0145
Liz Westmoreland
MORE
INFO
District 3
Snow Residence
Condominiums
TPM/CDP/Conversion
400 40TH ST
PA2023-0147
Jerry Arregui
MORE
INFO
District 1
Pending Coastal Commission
Coastal Act 30613 CDP
Jurisdiction Change
City Project
1 CITYWIDE PROJECT
PA2022-111
Jaime Murillo
MORE
INFO
Citywide
Housing Element
Implementation Program
Amendments
LCP Amendment
1 CITYWIDE PROJECT
PA2022-0245
Benjamin Zdeba
MORE
INFO
District 5
1/20/2026
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.
City of Newport Beach
Tentative Agenda Report -
1/17/2026
-
4/20/2026
Planner Contact Information
Name & Title
Phone
Email
Benjamin Zdeba, Planning Manager
949-644-3253
[email protected]
Cameron Younger, Planning Technician
949-644-3237
[email protected]
Dan Campagnolo, Systems and Administration Manager
949-644-3231
[email protected]
Daniel Kopshever, Assistant Planner
949-644-3235
[email protected]
David Blumenthal, Contract Planner
[email protected]
David Lee, Principal Planner
949-644-3225
[email protected]
Jaime Murillo, CDD Director (Acting)
949-644-3209
[email protected]
Jasmine Leon, Planning Technician
949-644-3201
[email protected]
Jenny Hannsun, Associate Planner
949-644-3212
[email protected]
Jerry Arregui, Assistant Planner
949-644-3249
[email protected]
Joselyn Perez, Senior Planner
949-644-3312
[email protected]
Laura Rodriguez, Assistant Planner
949-644-3216
[email protected]
Lauren Wooding, Real Property Administrator
949-644-3236
[email protected]
Liz Westmoreland, Principal Planner
949-644-3234
[email protected]
Melinda Whelan, Assistant Planner
949-644-3221
[email protected]
Oscar Orozco, Associate Planner
949-644-3219
[email protected]
Rosalinh Ung, Principal Planner (PT)
949-644-3208
[email protected]
Tonee Thai, Deputy CDD Director & Building Official
949-718-1867
[email protected]
1/20/2026
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.