NEWPORT BEACH
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
March 24, 2026
Agenda Item No. 11
CONSENT ITEMS:
ITEM NO. 1 MINUTES OF MARCH 5, 2026
SUMMARY: Draft minutes from March 5, 2026, meeting of the Planning Commission.
The Planning Commission approved the minutes , with edits, by the following vote:
AYES: Harris, Salene, Gazzano, and Rosene
NOES: None
ABSENT: Langford and Ellmore
ABSTAIN: Reed
ACTION: Approved as Amended
PUBLIC HEARING ITEMS:
ITEM NO. 2 2350 BRISTOL STREET DRIVEWAY ACCESS (PA2025-0112) Site Location: 2350 Bristol Street
SUMMARY: In accordance with Section 20.54.070 (Changes to an Approved Project) of the Newport Beach Municipal Code (NBMC), the applicant requested a staff approval to allow employee and delivery vehicles to use the existing rear driveway on Zenith Avenue, finding the operation consistent with the original entitlements for the commercial office building, as issued by the Orange County Board of Supervisors on August 20, 1986 (Use Permit No. UP 86 - 21P and Site Development Permit No. SP 86 -52P). Pursuant to Section
20.12.020 (Rules of Interpretation) of the NBMC, the Community Development Director referred this decision to the Planning Commission to TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jaime Murillo, Community Development Director - 949-644-3209, [email protected]
PREPARED BY: Ben Zdeba, Acting Deputy Community Development Director, [email protected]
PHONE: 949-644-3253
TITLE: Planning Commission Agenda Report for March 19, 2026 Planning Commission Agenda Report for March 19, 2026
March 24, 2026
allow for additional notice and engagement of the affected surrounding property owners.
The Planning Commission conducted a public hearing, considered public input, and unanimously denied the applicant’s request by the following vote:
AYES: Harris, Reed, Gazzano, Rosene, and Salene
NOES: None
ABSENT: Langford and Ellmore
ABSTAIN: None
ACTION: Denied
ITEM NO. 3 NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT (PA2025-0196)
Site Location: Generally bounded by MacArthur Boulevard, Jamboree Road, Birch Street, and Bristol Street North
SUMMARY: Consistent with the City Council’s initiation on November 4, 2025, the proposed amendment to the Newport Place Planned Community (PC-11) Development Plan would revise the minimum inclusionary affordable housing percentage applicable to for -sale housing developments within the Residential Overlay (Overlay) from 15% to 6%.
The Planning Commission conducted a public hearing, considered public input, and recommended the City Council’s approval with amendments to clarify the qualifying income categories and to include a moderate -income option by the following vote:
AYES: Reed, Gazzano, Rosene, and Salene
RECUSE: Harris
ABSENT: Langford and Ellmore
ABSTAIN: None
ACTION: Recommended the City Council’s Approval as Amended
ITEM NO. 4 TOBACCO RETAILER BUSINESS AND CIGAR LOUNGE ORDINANCE (PA2025-0171)
Site Location: Citywide
SUMMARY: Consistent with the City Council’s initiation on September 9, 2025, the proposed amendments to Title 5 (Business Licenses and Regulations), and Title 20 (Planning and Zoning) of the Newport Beach Municipal Code would serve to establish comprehensive regulations related to permitting and operation for tobacco retail businesses and cigar lounges.
The Planning Commission conducted a public hearing, considered public input, and unanimously recommended the City Council’s approval by the following vote:
Planning Commission Agenda Report for March 19, 2026
March 24, 2026
AYES: Harris, Reed, Gazzano, Rosene, and Salene
NOES: None
ABSENT: Langford and Ellmore
ABSTAIN: None
ACTION: Recommended the City Council’s Approval
STUDY SESSION:
ITEM NO. 5 STUDY SESSION ON THE NEWPORT BEACH 2050 GENERAL PLAN (PA2022-080)
Site Location: Citywide
SUMMARY: City staff presented the background and an overview of the status of the comprehensive General Plan Update with special focus on introducing the Final Draft GPUSC/GPAC General Plan Update, also referred to as the “Newport Beach 2050 General Plan.” This was a study session item with no action required. It is anticipated the Planning Commission will review and consider recommending the Newport Beach 2050 General Plan for City Council approval at its meeting on April 23, 2026.
The Planning Commission listened to a presentation given by staff, considered public input, provided comments, and gave direction to staff.
ACTION: None