2 of 3
February 10, 2026
NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, FEBRUARY 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 JANUARY 22, 2026
Recommended Action: Approve and file
VII. PUBLIC HEARING ITEMS
ITEM NO. 3 DOVER TOWNHOMES (PA2025-0135)
Site Location: 601 DOVER DRIVE
Summary:
A request to authorize the development of a 33-unit, for-sale, residential townhome community on an existing medical office site at 601 Dover Drive (Project Site). The proposed development includes the demolition of the existing office structure and construction of two-, three-, and four- bedroom units ranging from 1,355 to 2,247 square feet. The development will include a two-car garage for each unit and 10 uncovered guest parking spaces for a total of 76 on-site parking spaces. The 33 units will be distributed within seven detached, three -story buildings with a maximum structure height of 38 feet above the established grade. The development will include resident-serving amenities including outdoor seating, picnic tables, barbeques, and a firepit area. Vehicular access to the Project Site is provided via a driveway on Cliff Drive. Pedestrian access to a publicly accessible plaza is provided at the corner of the site adjacent to Dover Drive.
The plaza includes a seating area, walkway, and a scenic view (Project). • A Major Site Development Review authorizing construction of residential development including deviations from specific multi-unit objective design standards. 3 of 3
• A Variance authorizing encroachments into the required street setbacks along Cliff Drive and Dover Drive.
• A Vesting Tentative Tract Map removing an underlying lot line and authorizing the airspace subdivision of the individual residential units for individual sale (i.e., for condominium purposes).
Recommended Actions:
1. Conduct a public hearing;
2. Find this project statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code (PRC) Section 21080.66 (enacted through Assembly Bill 130) because it has no potential to have a significant effect on the environment; and
3. Adopt Resolution No. PC2026-003 approving the Major Site Development Review, Variance, and Vesting Tentative Tract Map filed as PA2025-0135.
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
NEWPORT BEACH
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
February 10, 2026
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF JANUARY 22, 2026
SUMMARY: Draft minutes from January 22, 2026, meeting of the Planning Commission.
The Planning Commission approved the minutes by the following vote:
AYES: Harris, Langford, Reed, and Salene
NOES: None
ABSENT: Ellmore and Gazzano
ABSTAIN: Rosene
ACTION: Approved
PUBLIC HEARING ITEMS:
ITEM NO. 2 DOVER TOWNHOMES (PA2025-0135)
Site Location: 601 DOVER DRIVE
SUMMARY: A request to authorize the development of a 33 -unit, for-sale, residential townhome community on an existing medical office site at 601 Dover Drive (Project Site). The proposed development includes the demolition of the existing office structure and construction of two-, three-, and four-bedroom units ranging from 1,355 to 2,247 square feet. The development will include a two-car garage for each unit and 10 uncovered guest parking spaces for a total of 76 on -site parking spaces. The 33 units will be distributed within seven detached, three-story buildings with a maximum structure height of 38 feet above the established grade. The development will include resident- serving amenities including outdoor seating, picnic tables, barbeques, and a firepit area. Vehicular access to the Project Site is provided via a driveway TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jaime Murillo, Community Development Director - 949-644-3209, [email protected]
PREPARED BY: Jaime Murillo, Community Development Director, [email protected]
PHONE: 949-644-3209
TITLE: Planning Commission Agenda Report for February 05, 2026 Planning Commission Agenda Report for February 05, 2026 February 10, 2026
on Cliff Drive. Pedestrian access to a publicly accessible plaza is provided at the corner of the site adjacent to Dover Drive. The plaza includes a seating area, walkway, and a scenic view (“Project”).
• A Major Site Development Review authorizing construction of residential development including deviations from specific multi -unit objective design standards.
• A Variance authorizing encroachments into the required street setbacks along Cliff Drive and Dover Drive.
• A Vesting Tentative Tract Map removing an underlying lot line and authorizing the airspace 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 project with amendments from staff by the following vote:
AYES: Langford, Reed, Rosene, and Salene
NOES: Harris
ABSENT: Ellmore and Gazzano
RECUSED: None
ACTION: Approved
City of Newport Beach
Tentative Agenda Report -
2/1/2026
-
5/4/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
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 (Westmoreland) Chronic Tacos MUP
Public Hearing
301 MAIN ST
PA2025-0218
Cameron Younger
MORE
INFO
District 1
Sage Hill School Sign
Public Hearing
20402 NEWPORT COAST DR
PA2025-0161
Jerry Arregui
MORE
INFO
District 7
February 19, 2026 - Planning Commission Meeting
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
Reclassifications
Authorization
100 CIVIC CENTER DR
PA2026-0020
Jaime Murillo
MORE
INFO
District 5
February 26, 2026 - Zoning Administrator Meeting (Zdeba) 3036 BREAKERS, LLC
Condominium Conversion
Public Hearing
3036 BREAKERS DR
PA2025-0144
Laura Rodriguez
MORE
INFO
District 6
2/4/2026
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 -
2/1/2026
-
5/4/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
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
Hogan Residence CDP
Variance
Public Hearing
1529 DOLPHIN TER
PA2025-0143
Melinda Whelan
MORE
INFO
District 5
Sky Thai Massage MUP
Public Hearing
2737 COAST HWY E
PA2024-0201
Daniel Kopshever
MORE
INFO
District 6
March 03, 2026 - PB&R Commission Meeting (GP Update)
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
Telecom Facilities (CC
Initiated 05/25/2021)
Public Hearing - Considering
Recommendation to City Council
1 CITYWIDE PROJECT
PA2021-103
Benjamin Zdeba
MORE
INFO
Citywide
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 11, 2026 - Harbor Commission Meeting (GP Update)
March 12, 2026 - Zoning Administrator Meeting (Zdeba)
March 19, 2026 - Airport Land Use Commission (GP Update) March 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
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
2/4/2026
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 -
2/1/2026
-
5/4/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
March 26, 2026 - Zoning Administrator Meeting (Westmoreland) April 09, 2026 - Planning Commission Meeting
April 14, 2026 - City Council Meeting
April 16, 2026 - Zoning Administrator Meeting (Westmoreland) April 23, 2026 - Planning Commission Meeting
April 28, 2026 - City Council Meeting
General Plan Update
Study Session
1 CITYWIDE PROJECT
PA2022-080
Benjamin Zdeba
MORE
INFO
Citywide
April 30, 2026 - Zoning Administrator Meeting (Zdeba)
Director or ZA Level Actions
The Lab 1303 Avocado Sign
Program
Administrative Action. Comprehensive
Sign Program
1303 AVOCADO AVE
PA2025-0258
Cameron Younger
MORE
INFO
District 5
Hearing Date to be Determined
Lower Castaways
Resolution declaring Lower Castaways
exempt surplus land
100 DOVER DR
RP2026-0001
Lauren Wooding
MORE
INFO
District 3
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
2/4/2026
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 -
2/1/2026
-
5/4/2026
Project Title
Activity
ADDRESS
PA #
Staff assigned
Status
District
Housing Element
Implementation Program
Amendments
LCP Amendment
1 CITYWIDE PROJECT
PA2022-0245
Benjamin Zdeba
MORE
INFO
District 5
2/4/2026
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 -
2/1/2026
-
5/4/2026
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
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]
2/4/2026
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.