NEWPORT BEACH
City Council Staff Report
CITY OF
April 14, 2026
Agenda Item No. 11
CO
NSENT ITEMS:
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TEM NO. 1 MINUTES OF MARCH 19, 2026
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UMMARY: Draft minutes from March 19, 2026, meeting of the Planning Commission.
The
Planning Commission approved the minutes , with edits, by the following vote:
AYES: H
arris, Salene, Rosene, and Reed
NOES: None
ABSENT: Gazzano
ABSTAIN: Langford and Ellmore
A
CTION: Approved
P
UBLIC HEARING ITEMS:
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TEM NO. 2 KONPA NIKKEI RESTAURANT (PA2025-0152)
Site Location: 3333 East Coast Highway
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UMMARY: A request to convert an existing 700 -square-foot take-out service – fast casual eating and drinking establishment to a full-service restaurant with a Type 41 (On Sale Beer and Wine – Eating Place) Alcoholic Beverage Control (ABC) license. There is no outdoor dining area and no changes are proposed to the existing floor plan. The proposed hours of operation are 11 a.m. to 10 p.m., daily. The applicant is not proposing late hours (after 11 p.m.), live entertainment, or dancing. Also included is a request to waive the required parking related to upgrading the restaurant from take -out service to full service. Since the property is within the Coastal Zone and the applicant is TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jaime Murillo, Community Development Director - 949-644-3209, [email protected]
PREPARED BY: Benjamin M. Zdeba, AICP, Acting Deputy Community Development Director – [email protected]
PHONE: 949-644-3253
TITLE: Planning Commission Special Meeting Agenda Report for April 2, 2026
Planning Commission Special Meeting Agenda Report for April 2, 2026 April 14, 2026
proposing adjustments to the required off -street parking, a coastal development permit is also required. If approved, Use Permit No. UP2008- 006 (PA2008-048) would be superseded.
The P
lanning Commission conducted a public hearing, considered public input, and approved the project with staff’s recommended amendments to the Conditions of Approval related to parking by the following vote:
AYES: Harris, Langford, Ellmore, Rosene, Salene, and Reed NOES: None
ABSENT: Gazzano
RECUSED: None
ACTION: Approved as Amended
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TEM NO. 3 RESIDENCES AT 1500 QUAIL (PA2025-0163)
Site Location: 1500 Quail Street
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UMMARY: A request to authorize the demolition of an existing office building and the development of a 100-unit, for-sale residential townhome community on an existing office site at 1500 Quail Street. The proposed development includes three- and four-bedroom townhomes ranging from 1,591 to 1,876 square feet with a two-car garage for each unit and 31 uncovered guest parking spaces for a total of 231 on -site parking spaces. The 100 units will be distributed within 24 buildings, with units arranged in three -, four-, five-, and six- unit buildings. The buildings have a maximum structure height of approximately 39 feet above established grade. The development will include resident - serving amenities including outdoor seating, picnic tables, barbeques, pizza ovens, and game lawn. Additionally, a publicly accessible pedestrian strada improved with landscaping and seating areas is provided along the Quail Street and Westerly Place frontages. Onsite and offsite public improvements, such as upgrading the storm drain, sidewalks, and driveways are included in project implementation. The project as proposed requires the following approvals:
• M
ajor Site Development Review (SDR): Required for any project proposing five or more residential units with a tract map. The SDR also allows for deviations from four objective design standards pursuant to Section 20.48.185 (Multi -Unit Objective Desig n St
andards) of the Newport Beach Municipal Code (NBMC); and • V
esting Tentative Tract Map (VTTM): To allow for an airspac e s
ubdivision of the individual residential units on a 4.77-acre parcel, pursuant to Chapter 19.12 (Tentative Map Review) of the NBMC.
The P
lanning Commission conducted a public hearing, considered public input, and approved the project as recommended by the following vote:
AYES: Harris, Langford, Ellmore, Rosene, Salene, and Reed NOES: None
ABSENT: Gazzano
Planning Commission Special Meeting Agenda Report for April 2, 2026 April 14, 2026
RECUSED: None
ACTION: Approved
ST
UDY SESSION:
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TEM NO. 4 DISCUSSION OF HOA LIMITATIONS (PA2026-0054)
Site Location: Citywide
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UMMARY: Based on the March 5 request of Secretary Langford, City staff presented an overview of the limitations on the Planning Commission and Community Development Department to place conditions on projects related to Homeowners' Associations based on recent legislation.
T
he Planning Commission listened to staff’s presentation, invited public input, and provided comments.
ACTION: None