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NEWPORT BEACH
City Council Staff Report
CITY OF
June 23, 2026
Agenda Item No. 21
CO
NSENT ITEMS:
I
TEM NO. 1 MINUTES OF JUNE 4, 2026
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UMMARY: Draft minutes from June 4, 2026, meeting of the Planning Commission.
The P
lanning Commission approved the minutes by the following vote:
AYES: Ha
rris, Reed, Langford, Salene and Gazzano
NOES: None
ABSENT: Rosene
ABSTAIN: Ellmore
A
CTION: Approved
P
UBLIC HEARING ITEMS:
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TEM NO. 2 WESTCLIFF AT DOVER RESIDENTIAL DEVELOPMENT (PA2025 - 0254)
Site Location: 1501 16th Street
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UMMARY: A request to authorize the development of a 30- unit, for-sale residential townhome community on an existing office site at 1501 16th Street (Project site). The proposed development includes the demolition of the now vacated former Newport Bay Hospital and construction of three-bedroom townhomes ranging from 2,088 to 2,401 square feet. The development will include a two- car garage for each unit and nine uncovered guest parking spaces for a total of 69 on -site parking spaces. The 30 units will be distributed within five buildings, with units arranged in five -, six, and seven -unit buildings. The buildings have a maximum structure height of approximately 44 feet above established grade. The development will include resident-serving amenities TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jaime Murillo, Community Development Director - 949-644-3209, [email protected]
PREPARED BY: Liz Westmoreland, Deputy Community Development Director, [email protected]
PHONE: 949-644-3234
TITLE: Planning Commission Agenda Report for June 18, 2026 Planning Commission Agenda Report for June 18, 2026
June 23, 2026
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including outdoor seating, barbeque, firepit, walking paths, and a passive turf area. Vehicular access to the Property is provided via a driveway on 16 th Street. The following approvals are required to implement the project:
• Major Site Development Review (SDR): An SDR in accordance with Section 20.52.080 (Site Development Reviews) of the Newport Beach Municipal Code (NBMC) for five or more units with a tentative tract map. An SDR also allows for deviations from five objective design standards pursuant to Section 20.48.185 (Multi-Unit Objective Design Standards) of the NBMC; and
• Vesting Tentative Tract Map (VTTM): A VTTM to allow for an airspace subdivision of the individual residential units on a 1.53-acre parcel, pursuant to Chapter 19.12 (Tentative Map Review) of the NBMC.
The Planning Commission conducted a public hearing, considered public input, and approved the project with amendments to the Conditions of Approval, including the addition of new conditions primarily related to site and building design by the following vote:
AYES: Harris, Reed, Ellmore and Salene
NOES: Langford and Gazzano
ABSENT: Rosene (Recused)
ABSTAIN: None
ACTION: Approved as Amended