Attachment H - Coastal Comm. Reports and Correspondence — Newport Beach City Council, May 26, 2026 (part 2 of 2)

Chapter 21.90 – Santa Ana Heights Specific Plan

Sections:

21.90.010 Purpose

21.90.020 Land Use Regulations

21.90.030 Open Space and Recreation District: SP-7 (OSR)

21.90.060 Residential Equestrian District: SP-7 (REQ)

21.90.010 – Purpose

The purpose of the Santa Ana Heights specific plan is to provide for the orderly and balanced development of the community consistent with the specific plan’s adopted land use plan and with the stated goals and policies of the Coastal Land Use Plan.

21.90.020 – Land Use Regulations

A. Land Use Designations. The following land use designations are established for the Santa Ana Heights specific plan area:

1. Open Space and Recreation District: SP-7 (OSR)

2. Residential Equestrian District: SP-7 (REQ)

Land use and development standards for Santa Ana Heights shall be in accordance with Exhibit 21.90-1, “Land Use Map—Specific Plan District No. 7,” and the provisions of this section.

Exhibit 20.90-1: Land Use Map

Newport Beach LCP Implementation Plan

Page 21 ends

21.90.030 – Open Space and Recreation District: SP-7 (OSR)

A. Purpose and Intent. The SP -7 (OSR) District is established to ensure the long-term use and viability of the Newport Beach Golf Course.

B. Principal Uses Allowed.

1. The following principal use is permitted:

a. Local and buffer greenbelts.

b. Public/private utility buildings and structures.

c. Golf courses.

d. Outdoor commercial recreation.

C. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

1. Detached buildings.

2. Fences and walls.

3. Signs per Section 21.30.065.

4. Restrooms.

5. Any other accessory use or structure which the Director finds consistent with the purpose and intent of this District.

D. Prohibited Uses. The following uses are specifically prohibited:

1. All uses not listed in this section as permitted.

E. Site Development Standards.

1. Building Site Area. One acre minimum.

2. Building Height. Eighteen (18) feet maximum unless otherwise provided for by an approved coastal development permit.

3. Building Setbacks. Twenty (20) feet minimum from all property lines.

4. Off-Street Parking. Per Chapter 21.40.

Newport Beach LCP Implementation Plan

Page 21 ends

5. Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises.

21.90.060 – Residential Equestrian District: SP-7 (REQ)

A. Purpose and Intent. The SP-7 (REQ) District is established to provide for the development and maintenanc e of a single -family residential neighborhood in conjunction with limited equestrian uses. A rural character with an equestrian theme shall predominate.

B. Principal Uses Permitted.

1. The following principal uses are permitted:

a. Single-family detached dwellings or single-family mobile homes (one per building site).

b. Residential care facilities, small licensed.

c. Parks, playgrounds, and athletic fields (noncommercial).

d. Riding and hiking trails.

e. Small family child care homes (see Section 21.48.070, Day Care Facilities (Adult and Child)).

f. Communication transmitting, reception, or relay facilities.

g. Public/private utility buildings and structures.

h. Large family child care homes.

i. Fire and police stations.

j. Churches, temples, and other places of worship.

k. Educational institutions.

l. Libraries.

m. Any other use which the Planning Commission finds consistent with the purpose and intent of this District.

C. Temporary Uses Permitted. The following temporary uses are permitted:

Newport Beach LCP Implementation Plan

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1. Continued use of an existing building during construction of a new building.

2. Mobile home residence during construction.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

1. Garages and carports.

2. Swimming pools.

3. Fences and walls.

4. Patio covers.

5. Signs per Section 21.30.065.

6. Home occupations.

7. The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions:

a. Any animal if kept exclusively within the reside nce. b. Horses and ponies, limited to the following (offspring exempt up to the age of eight months):

Size of Building Site (sq. ft.) Maximum Number Permitted Less than 10,000 1
10,000 to 15,000 2
Greater than 15,000 3 to 6

c. Goats, sheep, pigs and cows only on building sites greater than fifteen thousand (15,000) square feet in size and limited to: (i) no more than two adult animals of any one species per building site and (ii) no more than a total of six adult animals, including horses and ponies, per building site. Offspring are exempt until such time as they are weaned.

d. Rabbits, chickens and ducks, limited to no more than a total of six of such animals per building site.

Newport Beach LCP Implementation Plan

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e. Up to three dogs and three cats. Offspring are exempt up to the age of four months. The keeping of four or more dogs or four or more cats over the age of four months is also permitted subject to obtaining an animal permit per County health regulations.

f. Minimum setbacks for the keeping of animals shal l be as follows:

From Ultimate Street
Right-of-Way Line
From Property Line
Abutting RSF or BP
Districts
From Property Line
Abutting REQ District
Front Side Front Side Front Side
All structures housing animals
(e.g., corrals, pens, stalls, cages,
doghouses)
50 20 25 25 5* 5*
Exercise areas 25 10 0 0 0 0

* Required for covered portions of structures only.

8. Granny unit, attached or detached.

9. Any other accessory use or structure which the Director finds consistent with the purpose and intent of this District.

E. Prohibited Uses. The following uses are specifically prohibited:

1. All uses not listed in this section as permitted.

2. The storage of vehicles, equipment, or products related to commercial activities not permitted in this District.

3. The keeping of animals for any commercial purpose except in the Commercial Stable (S) District, where applicable.

4. Commercial kennels.

5. Apiaries.

6. Aviaries.

F. Site Development Standards.

1. Minimum Building Site Area. Two (2) acres.

Newport Beach LCP Implementation Plan

Page 21 ends

2. Building Height. Thirty-five (35) feet maximum. Roof-mounted mechanical equipment shall not be visible from any existing dwelling unit located three hundred (300) feet or less from the subject building site.

3. Building Setbacks.

a. Front Setback. Twenty (20) feet minimum.

b. Side Setback. Five feet minimum.

c. Rear Setback. Twenty-five (25) feet minimum.

3. Off-Street Parking. Per Chapter 21.40.

5. Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises.

Outlook
Public Comment on April 2026 Agenda Item Friday 11a - City of Newport Beach LCP Amendment No. LCP-5-NPB-24-0032-2 (Housing Overlay) FromM. Smith <[email protected]>
DateFri 4/10/2026 1:08 PM
To SouthCoast@Coastal <[email protected]>
Cc Cortez, Dulce@Coastal <[email protected]>
4 attachments (11 MB)
NBGC_owner interest and site study 2 5 2021.pdf; Golf Course_40_Chapter 21.90 Santa Ana Heights Specific Plan.pdf; OC Business Journal 3 23 2026 Airport Area 14 Housing Projects in colorWord.docx; NB Housing Element 2021 2029 Aiport Area Sites 23 24 25 26 Newport Beach Golf Course with Highlights.png; Sent 4/10/2026 @ 1:05 pm.

Dear California Coastal Commission Commissioners:

I write to you today to respectfully request that you NOT approve the original or the modiﬁed Housing Overlay for theAirport Area speciﬁcally associated with Sites 23, 24, 25, 26 located at the Newport Beach Golf Course in Newport Beach,CA. Sites 23 - 26 are bordered by the Santa Ana Delhi Channel and Mesa Drive. They are also located in the 100-year ﬂoodzone per the Newport Beach Geographic Information System (GIS) ﬂood maps and FEMA notes this area is designated tobe in ﬂood Zone A. The Delhi Channel connects directly to the Upper Newport Bay Nature Preserve which is a highlysensitive habit and estuary area. The Upper Newport Bay Nature Preserve is a 135-acre county park and 1,000-acreecological reserve in Newport Beach, protecting one of Southern California's last remaining pristine coastal estuaries. It isa top birding hotspot and habitat for over 200 species. It is a crucial stop on the Paciﬁc Flyway for up to 30,000 migratorybirds in winter. This protected marshland is home to endangered species like the California least tern and Light-footedclapper rail. The preserve is managed by OC Parks in partnership with the California Department of Fish and Wildlife andthe Newport Bay Conservancy.

Any building, construction, contaminated runoﬀ, sewage spills, etc. on Sites 23 - 26 would have a major impact to thePreserve and estuary. Please see the comments below regarding the Site owners (Newport Golf Club, LLC) intention forbuilding 693 residential units on Sites 23 - 26.

The Newport Beach Golf Course and speciﬁcally Sites 23, 24, 25, 26 are governed by the Santa Ana Heights Speciﬁc Planand are designated as Open Space Recreation (OSR). The Santa Ana Heights Speciﬁc Plan (SP-7) protects the NewportBeach Golf Course via the Open Space and Recreation District (OSR) designation, which restricts the land use to ensureits long-term operation as a recreational facility. The plan limits development and supports its function as a greenbelt. The intention of the (SP-7) and (OSR) is very clear. It is not zoned residential and NO Housing Overlay should be allowedgiven the (SP-7) and (OSR) designation. Please see the Santa Ana Heights Speciﬁc Plan attached. It is my understanding that the Coastal Act prioritizes the protection of parks, recreation, and open space, which areessential for public enjoyment and environmental preservation. That is exactly what exists today, please do NOT approvethe Housing Overlay! 693 Units - Newport Golf Club, LLC intention to develop Sites 23, 24, 25, 26: Below is a copy of my 4/8/2026 email addressed to Ms. Cortez of the California Coastal Commission (CCC). I did copy thisemail and the attachments to the Commissioners on 4/8/2026 via [email protected]. That email and theattachments brought to everyone’s attention the property owners of the Newport Beach Golf Course (Newport Golf Club,LLC) intentions for building approximately 693 units on Sites 23 - 26. Please see their email attached dated 2/5/2021. Also attached is the Newport Beach Housing Element for 2021 – 2029, showing that the City of Newport Beach hasaccounted for these 693 units that are not permitted, especially given the current zoning and the fact that the Santa AnaHeights Speciﬁc Plan (SP-7) and the designated Open Space Recreation (OSR) take precedence and are well established.

Airport Concerns for Sites 23, 24, 25, 26:

Sites 23 – 26 are on the direct ﬂight path for low level takeoﬀs and low-level landings of commercial and privateﬂights/planes using the John Wayne Airport. This danger is magniﬁed when the Santa Ana Winds are present andextremely low-level landings take place coming in from the Paciﬁc Ocean and over Sites 23 - 26. Common sense says - donot approve a Housing Overly directly under a low-level ﬂight path. This could also become a liability issue for theCoastal Commission and the City of Newport Beach in the event of an accident tied to any Housing Overlay for Sites 23,24, 25, 26 at the Newport Beach Golf Course. I believe the Orange County Airport Land Use Commission (ALUC) wouldNOT approve any building on Sites 23 - 26.

State Mandate for Housing:

The Newport Beach City Council and the City of Newport Beach have a mandate from the State of California for building4,845 housing units in the City of Newport Beach. On July 23, 2024, the Newport Beach City Council opted to bypass aGreenlight vote and implement the housing element, which includes the state mandated plans to accommodate 4,845housing units, and under the city’s re-zoning program, has a total potential capacity of 8,174 units or more. A close todoubling of the State requirement. This is part of the Newport Beach 6th Cycle Housing Element planning period(October 2021–October 2029). This item will go before the voters of Newport Beach in November 2026, due to the factthat 9,000 signatures were obtained to limit the housing count to 4,845 and not allow the 8,000+ units without a vote ofthe residents of Newport Beach. In my opinion, no Housing Overlays should be considered or approved until after theNovember 2026 vote so all parties know the true and correct numbers.

Airport Area Building Status Today: Attached for your review is a recent article taken from the Orange County Business Journal, March 23-29, 2026. Thisarticle points out that approximately 4,100 units are in progress or in planning/ discussion in the Airport Area now. Below please ﬁnd a map that shows the, “Airport Area” as it relates to building & housing projects. Please do take thetime to review the attached article. You will be amazed at the volume of building in the Airport Area alone.

In my opinion, the Newport Beach Housing Overlay request for Sites 23 – 26 is not warranted given the points raised.Please vote NO on the original and any modiﬁed Housing Overlay speciﬁcally for Sites 23, 24, 25, 26. I respectfully request that Staﬀ make sure all links and attachments are presented to all Commissioners for their fullreview and consideration. If necessary, please print out any items that did not present itself clearly. If any attachment isout of order as noted in this email, please accept my apologies but please do adjust where necessary to see that thecomplete package and breath of this email is presented to all Commissioners.

Thank you for your time and attention to this matter. Mike SmithResident, Newport Beach, CA ***** Copy of previous 4/8/2026 email & attachments ***** Public Comment on April 2026 Agenda Item Friday 11a - City of Newport Beach LCP AmendmentNo. LCP-5-NPB-24-0032-2 (Housing Overlay)Inbox M. Smith <[email protected]>
to Dulce@Coastal, SouthCoast, bcc: me
Ms. Cortez, Thank you for your phone call today regarding the Housing Overlay (HO) issue for Sites 23, 24, 25, 26 on the Newport Beach Golf Course locatedon Mesa Drive, Newport Beach, CA. Below is one of the housing items we discussed. If you could please confirm receipt of this email and theattachments, and confirm that the Coastal Commission Commissioners/Board Members will review this and the attachments prior to their upcomingmeeting on 4/17/2026, I would be very grateful. As you noted, the California Coastal Commission (CCC) is not aware of this information. Bysending this email, I would like to make all parties aware of the following: Attached is the 2/5/2021 document and map from the owners of the Newport Golf Club LLC related to developing housing on the current golf holes3-8 on Mesa Drive (the Southern section of the golf course), i.e. Sites 23, 24, 25, 26. This housing count has been added to the Newport BeachHousing Element accounting for approx. 693 units being built on Sites 23, 24, 25, 26, which today is zoned open space recreational (OSR). Pleasesee the second attachment below regarding the Newport Beach Housing Element for 2021 - 2029. The open space is called out in the Santa AnaHeights Specific Plan (SP-7) and is called out to remain (OSR) as part of the golf course.

As we discussed, Sites 23, 24, 25, 26 fall within the California Coastal Commission Zone authority and are noted to be in a, "100 Year Floodplain". These same sites are designated Open Space and Recreation District: SP-7 (OSR) as noted in the Santa Ana Heights Specific Plan. A copy isattached for your's and the (CCC) Commissioners/ Board Members review. Given these facts and new information, I respectfully request that the (CCC) Staff make the recommendation to the (CCC) Commissioners/ BoardMembers to withdraw the Newport Beach Golf Course, Housing Overlay Sites 23, 24, 25, 26 from the list of this and any future Housing Overlay. Ialso respectfully request that the (CCC) Commissioners/ Board Members not approve the Housing Overlay for this specific area. I look forward to your reply. Thank you for your time and consideration. Mike Smith ***** Additional key points opposing development and the Housing Opportunity Overlay on Housing Opportunity Sites 23–26 at the Newport Beach Golf Course, Newport Beach, CA:

1. Loss of Open Space and Recreational Land• Sites 23–26 are currently designated for open space and recreational uses, including a golf course. Developmentcould lead to the loss of these valuable community resources.• The Coastal Act prioritizes the protection of parks, recreation, and open space, which are essential for publicenjoyment and environmental preservation.2. Impact on Environmentally Sensitive Habitat Areas (ESHAs)• The Santa Ana Delhi Channel is planned for habitat restoration and may include ESHA. Development on adjacentparcels could disrupt sensitive habitats and compromise restoration eﬀorts.• The Coastal Act mandates the protection of ESHAs and requires adequate buﬀer zones to ensure the biologicalintegrity of these areas. Development could encroach on these buﬀers, harming the ecosystem.3. Conﬂict with Coastal Act Priorities• The Coastal Act prioritizes visitor-serving and marine-related uses over residential development in the coastalzone. Allowing residential development on these sites could displace or diminish these priority uses.• The sites are located in areas that could otherwise be used for lower-cost visitor-serving facilities, which areprotected under the Coastal Act.4. Potential Loss of Public Access and Recreation• Development could reduce public access to recreational opportunities and open space, which are critical forcommunity well-being and coastal enjoyment.• The Coastal Act requires maximum public access and recreational opportunities, which could be compromised byresidential development.5. Traﬃc and Infrastructure Concerns• Development of up to 693 residential units on these sites could lead to increased traﬃc congestion and strain onexisting infrastructure, negatively impacting the surrounding community.6. Cultural Resource Protection• Tribal consultation has identiﬁed these sites as sensitive areas for cultural resources. Development could adverselyimpact archaeological or paleontological resources, which are protected under the Coastal Act and the City’s certiﬁedLCP.

7. Precedent for Future Development• Allowing residential development on these sites could set a precedent for further encroachment on open space andrecreational areas within the coastal zone, undermining the intent of the Coastal Act and the LCP.8. Inadequate Safeguards• While the proposed modiﬁcations aim to mitigate impacts, they may not fully ensure the protection of coastalresources, recreational uses, and public access. The risk of losing these priority uses remains signiﬁcant.9. Alternative Sites Available• The City has identiﬁed 228 sites for residential development as part of its Housing Element, with only 26 located inthe coastal zone. Development should focus on non-coastal sites to avoid conﬂicts with Coastal Act priorities.10. Environmental Concerns• Residential development could lead to increased pollution, runoﬀ, and other environmental impacts, which mayharm the biological productivity and quality of coastal waters, as protected under the Coastal Act. ***** End ****
Outlook
Public Comment on April 2026 Agenda Item Friday 11a - City of Newport Beach LCP Amendment No. LCP-5-NPB-24-0032-2 (Housing Overlay)
FromM. Smith <[email protected]>
Date Wed 4/8/2026 4:25 PM
To Cortez, Dulce@Coastal <[email protected]>
Cc SouthCoast@Coastal <[email protected]>
3 attachments (5 MB)
NBGC_owner interest and site study 2 5 2021.pdf; Golf Course_40_Chapter 21.90 Santa Ana Heights Specific Plan.pdf; NB Final Housing Element Golf Course 345678.png;
Ms. Cortez,
Thank you for your phone call today regarding the Housing Overlay (HO) issue for Sites 23, 24, 25, 26 on the Newport Beach Golf Course located on Mesa Drive, Newport Beach, CA. Below is one of the housing items we discussed. If you could please confirm receipt of this email and the attachments, and confirm that the Coastal Commission Commissioners/Board Members will review this and the attachments prior to their upcoming meeting on 4/17/2026, I would be very grateful. As you noted, the California Coastal Commission (CCC) is not aware of this information. By sending this email, I would like to make all parties aware of the following:

Attached is the 2/5/2021 document and map from the owners of the Newport Golf Club LLC related to developing housing on the current golf holes 3-8 on Mesa Drive (the Southern section of the golf course), i.e. Sites 23, 24, 25, 26. This housing count has been added to the Newport Beach Housing Element accounting for approx. 693 units being built on Sites 23, 24, 25, 26, which today is zoned open space recreational (OSR). Please see the second attachment below regarding the Newport Beach Housing Element for 2021 - 2029. The open space is called out in the Santa Ana Heights Specific Plan (SP-7) and is called out to remain (OSR) as part of the golf course.

Given these facts and new information, I respectfully request that the (CCC) Staff make the recommendation to the (CCC) Commissioners/ Board Members to withdraw the Newport Beach Golf Course, Housing Overlay Sites 23, 24, 25, 26 from the list of this and any future Housing Overlay. I also respectfully request that the (CCC) Commissioners/ Board Members not approve the Housing Overlay for this specific area.

I look forward to your reply.

Thank you for your time and consideration.

Mike Smith

From: Brett Feuerstein <[email protected]>
Sent: Friday, February 5, 2021 3:40 PM
To: Jurjis, Seimone
Cc: Campbell, Jim; Housing Element Update Advisory Committee; Tucker, Larry Subject: Newport Beach Golf Course- 3100 Irvine Ave.

Attachments: Site Study.pdf; California Airport Land Use Planning Handbook - Allowable Densities (Zone 4).pdf

Follow Up Flag: Follow up
Flag Status: Flagged

[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Mr. Jurjis and Mr. Campbell:

Thank you for all of your efforts and work that went into the subcommittee report regarding projects in the 65 CNEL. I would like to submit the attached plan as a potential project for the City to consider as part of the updated Housing Element. We are very excited to participate in this update. Through much study regarding the goals of the City, the policies of the airport, as well as the financial needs for the development to occur, we believe that we have come up with an ideal residential project, as well as providing a 1.5 acre park for the community. The attached plan shows a majority of the denser development in Zone 6 with a little of the multifamily spilling over into Zone 4 (see attached plan to see where Zone 4 and 6 actually are). This portion of the property includes approximately 200 multifamily units as well as 75 affordable units. In Zone 4 which per the airport guidelines allows an “average density/intensity of comparable surrounding users” (see attached for exact language for residential use pertaining to urban areas) we have shown townhomes at approx. 17 du/ac, for a total of approximately 100 units. With the neighboring uses including; single family residential, multifamily residential, commercial center, golf course and office buildings, we thought that townhomes would make sense in Zone 4 and allow the City to get a significant numbers of units. In addition in Zone 4 we placed the 1.5 acre park since obviously that is the least dense use and helps offset the other development in Zone 4. I would love to discuss with you and see if there is anything else that the City would like to see on the property.

Sincerely,

Brett Feuerstein
Newport Golf Club, LLC

NEWPORT BEACH GOLF COURSE

SITE STUDY
SR 73

IRVINE AVE

MESA DR
SITE
2 SITE STUDY NEWPORT BEACH GOLF COURSE

NEWPORT BEACH, CA
TCA # 2020-068
0’ 200’100’ 400’OPTION-1

SITE OVERVIEW
45’
45’
50’
50’
40’
40’
35’
30’
25’
23’
23’

AFFORDABLE HOUSINGAFFORDABLE HOUSING
+/- 2.5 AC / 30 DU/AC+/- 2.5 AC / 30 DU/AC
2/3 STORY TYPE-V2/3 STORY TYPE-V
+/- 75 UNITS+/- 75 UNITS

WRAP SITEWRAP SITE
+/- 4.0 AC / 50 DU/AC+/- 4.0 AC / 50 DU/AC
4-STORY TYPE-V4-STORY TYPE-V
+/- 200 UNITS+/- 200 UNITS
5-STORY TYPE-I GARAGE5-STORY TYPE-I GARAGE
+/- 400 PARKING SPACES+/- 400 PARKING SPACES

TOWNHOME SITETOWNHOME SITE
+/- 5.85 AC / 17 DU/AC+/- 5.85 AC / 17 DU/AC
+/- 100 DU+/- 100 DU
2/3-STORY TYPE-V2/3-STORY TYPE-V
PARK SITE 2PARK SITE 2
+/- 1.5 AC+/- 1.5 AC
20’ SETBACK
100-YEAR

FLOODPLAIN
35’ FIRE LANE WITH

LANDSCAPE BUFFER

AIRPORT
SAFETY ZONE 4

AIRPORT
SAFETY ZONE 2

AIRPORT
SAFETY ZONE 6
20’ SETBACK

AIRPORT
SAFETY ZONE 6
20’ SETBACK
3 SITE STUDY NEWPORT BEACH GOLF COURSE

NEWPORT BEACH, CA
TCA # 2020-068
30’0’ 60’ 120’3
OPTION-1

AFFORDABLE HOUSING
45’
45’
50’
50’
40’
40’
35’
30’
25’
23’
23’
40’
35’30’25’23’
23’ ENTRYENTRY
22 - PLEX22 - PLEX
22 - PLEX22 - PLEX
2 - PLEX2 - PLEX
20 - PLEX20 - PLEX
5 - PLEX5 - PLEX
4 - PLEX4 - PLEX

AFFORDABLE HOUSING
SITE: +/- 2.5 AC
TOTAL UNITS: 75
DENSITY: 30 DU/AC
BUILDING TYPE: RESIDENTIAL: 2/3 STORY - TYPE V

LEASINGLEASING
4 SITE STUDY NEWPORT BEACH GOLF COURSE

NEWPORT BEACH, CA
TCA # 2020-068
30’0’ 60’ 120’4
OPTION-1
WRAP
45’
45’
50’
50’
40’
40’
35’
30’
25’
23’
23’
45’
40’
35’30’25’23’
WRAP
SITE: +/- 4.0 AC.

UNIT SUMMARY:

STUDIO: 20 DU / 10%
1-BEDROOM: 100 DU / 50%
2-BEDROOM: 80 DU / 40%
TOTAL UNITS: 200
DENSITY: 50 DU/AC
BUILDING TYPE:

RESIDENTIAL: 4-STORY TYPE-V
GARAGE: 5-STORY TYPE-I
PARKING SUMMARY:

TOTAL +/- 400 STALLS

LEASINGLEASING

FITNESSFITNESS

CLUBCLUB

PARKING STRUCTUREPARKING STRUCTURE
+/- 400 STALLS+/- 400 STALLS

POOLPOOL

COURTYARDCOURTYARD

ENTRYENTRY

ENTRYENTRY
5 SITE STUDY NEWPORT BEACH GOLF COURSE

NEWPORT BEACH, CA
TCA # 2020-068
30’0’ 60’ 120’5
OPTION-1

TOWNHOMES
45’
45’
50’
50’
40’
40’
35’
30’
25’
23’
23’
45’40’

TOWNHOMES
SITE: +/- 5.85 AC.

DENSITY: 17 DU/AC
UNIT SUMMARY: +/- 100 DU
BUILDING TYPE: 2/3 -STORY TYPE-V

ENTRYENTRY

POOL COURTYARDPOOL COURTYARD

CLUB / LEASINGCLUB / LEASING
6 - PLEX6 - PLEX
6 - PLEX6 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX
8 - PLEX8 - PLEX

DEVELOPING AIRPORT LAND USE COMPATIBILITY POLICES 4

Nature of Risk
■ Normal Maneuvers
● Approaching aircraft usually at less than traffic pattern altitude.

Particularly applicable for busy general aviation runways (because

of elongated traffic pattern), runways with straight-in instrument

approach procedures, and other runways where straight-in or

straight-out flight paths are common

■ Altitude
● Less than 1,000 feet above runway
■ Common Accident Types
● Arrival: Pilot undershoots runway during an instrument approach,

aircraft loses engine on approach, forced landing

● Departure: Mechanical failure on takeoff LONG FINAL■ Risk Level ● Moderate
● Percentage of near-runway accidents in this zone: 2% - 6% Basic Compatibility Policies
■ Normally Allow
● Uses allowed in Zone 3
● Restaurants, retail, industrial
■ Limit
● Residential uses to low density
■ Avoid
● High-intensity retail or office buildings
■ Prohibit
● Children’s schools, large daycare centers, hospitals, 4 33
2 2
5 5
1 2
6 6
nursing homes
● Stadiums, group recreational uses
■ Other Factors
● Most low to moderate intensity uses are acceptable.

Restrict assemblages of people

● Consider potential airspace protection hazards of certain

energy/industrial projects

Refer to Chapter 3 for dimensions.

Maximum Residential Densities Maximum Nonresidential
Intensities
Maximum Single Acre
Average number of dwelling units
per gross acre
Average number of people
per gross acre
3x the Average number of people
per gross acre
Rural See Note A 70 – 100 210 – 300
Suburban 1 per 2 - 5 ac. 100 – 150 300 – 450
Urban See Note B 150 – 200 450 – 600
Dense Urban See Note B See Note B See Note B
Note A: Maintain current zoning if less than density criteria for suburban setting.

Note B: Allow infill at up average density/intensity of comparable surrounding users.

FIGURE 4E
Safety Zone 4 – Outer Approach/Departure Zone
California Airport Land Use Planning Handbook 4-23

You don't often get email from [email protected]. Learn why this is important Outlook
FW: Public Comment on April 2026 Agenda Item Friday 11a - City of Newport Beach LCP Amendment No. LCP-5-NPB-24-0032-2 (Housing Overlay)
FromSouthCoast@Coastal <[email protected]>
Date Fri 4/10/2026 9:06 PM
To Cortez, Dulce@Coastal <[email protected]>
Cc Spencer, Amrita@Coastal <[email protected]>; Revell, Mandy@Coastal <[email protected]>
4 attachments (7 MB)
Golf Course_C-3590PreAnnexationAgreementforSantaAnaHeights.pdf; NBGC_owner interest and site study 2 5 2021.pdf; NB Final Housing Element Golf Course 345678.png; Golf Course_Apartment Site_FEMA Flood Map.png;

From: Linda Giedt <[email protected]>
Sent: Friday, April 10, 2026 1:05 PM
To: SouthCoast@Coastal <[email protected]>
Subject: Public Comment on April 2026 Agenda Item Friday 11a - City of Newport Beach LCP Amendment No. LCP- 5-NPB-24-0032-2 (Housing Overlay)

To the California Coastal Commissioners,

RE: Opposition to Housing Opportunity (HO) Overlay for Sites 23, 24, 25, and 26 (Newport Beach Golf Course)

I am writing to formally oppose the proposed Housing Opportunity (HO) Overlay for Sites 23, 24, 25, and 26 at the Newport Beach Golf Course. Beyond the severe environmental and safety risks, this proposal represents a direct violation of a binding legal contract and a failure of the City to follow its own established rule of precedence.

1. Violation of Binding Annexation Agreement & Municipal Code (Rule of Precedence) The proposed housing overlay for Parcels 23–26 directly violates the Santa Ana Heights Annexation Agreement dated September 10, 2002. This is a binding legal contract between the City of Newport Beach and the County of Orange that vested specific land-use protections for the community. Per Newport Beach Municipal Code Section 20.12.020.D, this annexation agreement takes legal precedence over any subsequent zoning changes. The City is effectively attempting to use an "overlay" to unilaterally vacate contractually protected land-use designations (Open Space and Recreation - OSR).

The Commission should not certify an LCP amendment that relies on the City’s violation of its own rule of precedence and the disregard of vested community rights.

2. Violation of the Airport Environs Land Use Plan (AELUP) The proposed residential use violates the John Wayne Airport AELUP. These sites are within the 65 dB CNEL noise contour and Safety Zones 4 and 6. The Airport Land Use Commission (ALUC) has repeatedly found this housing plan inconsistent with state safety standards. The City’s decision to formally "overrule" these findings multiple times does not negate the physical danger of placing 693 families in an aircraft departure zone. By ignoring expert aviation warnings, the City is prioritizing density over public safety.

3. Direct Threat to the Newport Beach Back Bay & ESHA
These sites directly abut the Upper Newport Bay (Back Bay), one of the most environmentally sensitive habitat areas (ESHA) in Southern California. Development will inevitably cause "edge effects"— including light pollution, noise, and urban runoff—that will degrade this fragile ecosystem. The proposed 100-foot buffer is a numerical abstraction that cannot mitigate the permanent loss of biological connectivity between the golf course’s current open space and the Back Bay’s wildlife corridors.

4. Omission of Critical Information and Intent
In February 2021, the Newport Beach Golf Club LLC owners submitted a Letter of Interest to the City for sites 23, 24, 25, and 26 to be added to the Housing Element, including site plans for 693 high-density dwellings specifically for holes 3-8. This reveals that the proposed density was not a hypothetical "planning exercise" but a specific, developer-led target. The Commission cannot certify an amendment based on an incomplete environmental review that ignored the specific intensity and physical constraints of this intended use.

5. Significant Floodplain Hazards
These sites are located within a 100-Year Floodplain. Approving high-density housing in a known flood hazard zone directly contradicts Coastal Act priorities regarding public safety and hazard avoidance. In an era of increasing climate volatility and rising sea levels, placing 693 families in a floodplain is a planning failure that the Coastal Commission must prevent.

Conclusion
The combination of contractual violations, airport safety risks, and environmental sensitivity of the Back Bay makes Sites 23–26 entirely unsuitable for a Housing Overlay. Most importantly, this would result in the permanent and irrevocable loss of public open space. Once this recreational land is converted to housing, a vital community asset and a critical environmental buffer for the Back Bay will be gone forever. I respectfully request that the Commission deny the HO Overlay for these four sites to protect the integrity of the Coastal Zone. Housing should not be the “default” for protected open space when alternative, less sensitive sites exist citywide.

Sincerely,
Linda Giedt
Newport Beach, CA

Attachements: SAH Annexation Agreement, NBGC Letter of Interest, Housing Element Site Inventory, Flood Zone Map

1 WHEREAS, CITY agrees to accept title to the property that AGENCY acquires for a community 2 center, and thereafter use and maintain the property as a community center, and, upon CITY's 3 acceptance of title. CITY shall pay all use and mainten.ance costs connected therewith. 4 5 NOW THEREFORE. in consideration of the above recitals and of the mutual covenants and for 6 other good and vaJuable consideration, the receipt and sufficiency of which is acknowledged, the "7 COUNTY. AGENCY and CITY agree as follows:
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OBJECTIVES AND INTENT.

1.1. Objectives. The objectives of this Agreement are:
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1.1.1 Ensure that after the annexation of the Annex Area by the City, the land use and zoning regulations of the Specific Plan are.not be amended by the CITY without the prior written .consent of the COUNI'Y and the AGENCY. ;)
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1.1.2. Preserve the AGENCY'S tax increment revenues from the Annex Area after its annexation by the CITY in order to repay the AGENCY'S redevelopment bonds issued to finance Project Area capital projects and contribute to the repayment of the COUNTY'S bankruptcy recovery bonds.

1.1.3 Provide AGENCY cooperation and contribute AGENCY funding for the acquisition of land, (or provide AGENCY land, if suitable). for, and construction of, a ·fire station in the_ Annex Area after its annexation to the CITY.

1.1.4 To provide the Santa Ana-Heights and Newport Beach res~dents with·a suitable community. center to use for community activities and programs. .

1.2. Intent. The COUNTY, AGENCY and CITY. through this Agreement. intend to 24 establish the rights, obligations and. duties of each of them after the CITY'S annexation of the Annex 25 Area in order to accomplishment the objectives of this Agreement. 26 27 2.
28 AMENDMENT OF THE SPEcmc PLAN WITHOUT WRITTEN CONSENT OF COUNTY AND AGENCY.·
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28 2.1. After the CITY's annexation of the Annex Area, the CITY shall not amend its General Plan as it pertains to the Annex Area or the Specific Plan without the prior written consent of the COUNTY and the AGENCY. The CITY also agrees that in the event of any conflict between the Redevelopment Plan and the CITY's General Plan or Specific Plan with regard to land uses or other zoning or land use regulation. the Redevelopment Plan shall prevail. Determinations· as to whether such conflicts exist and their resolution shall be made by the AGENCY. COUNTY and AGENCY recognize that CITY' s current effort to revise CITY' s General Plan ("Update .. ) for entirety of Newport Beach may include the Annex Area. CITY agrees that CITY' s Update, where it applies to the Annex ~ shall be submitted to COUNTY and AGENCY for review and approva1.

3. VARIATION FROM MASTER PROPERTY TAX AGREEMENT.

3.1. The provisions of the Master Property Tax Agreement between the COUNTY and the CITY notwithstanding:
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(a) The COUNTY and the CITY agree that, upon the effective date of the annexation of the Annex Area to the CITY, and the CITY providing local municipal services to the Annex Area. the property tax sharing between the COUNTY and the CITY shall be 70% of the cwrent (preannexation) COUNTY Genera1 Fund share of the 1 % basic property tax levy to the CITY, and 30% to the COUNTY during the time the AGENCY continues to receive tax increment from the Annexed Area pursuant to Health and Safety Code Section 33670; provided, however. in the event the CITY, in violation of Section 2 above, amends its General Plan or Specific Plan without the prior written consent of the AGENCY and the COUNTY, then the property tax sharing between the COUNTY and the CITY shall be 30% of the current (preannexation)COUNTY General Fund share of the I% basic property tax levy to the CITY, and 70% to the COUNTY. (b) Once the AGENCY is no longer receiving tax increment from the Project Area. the COUNTY and CITY shall thereafter share the property tax that the COUNTY would have received if the annexation had not occurred, based on the allocation set out in the Master Property Tax Agreement between the CITY and the COUNI'Y, to wit: 51.9378% te the CITY and 48.0622% to·the COUNTY. provided. however, in the event the CITY, in violation of Section 2 above, amends its General Plan or 758\08\160800.4

Attachments: Site Study.pdf; California Airport Land Use Planning Handbook - Allowable Densities (Zone 4).pdf

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Mr. Jurjis and Mr. Campbell:

Sincerely,

Brett Feuerstein
Newport Golf Club, LLC

Newport Beach City CouncilMay 26, 2026

Newport Beach City Council
May 26, 2026