Attachment C
Planning Commission Draft Meeting Minutes
Planning Commission Meeting
September 17, 2026
1 NEWPORT BEACH PLANNING COMMISSION MINUTES
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, SEPTEMBER 17, 2026
REGULAR MEETING – 6:00 P.M.
I. CALL TO ORDER - 6:00 p.m.
II. PLEDGE OF ALLEGIANCE – Secretary Greg Reed
III. ROLL CALL
PRESENT: Chair David Salene, Vice Chair Jonathan Langford, Secretary Greg Reed, Commissioner Curtis Ellmore, Commissioner Michael Gazzano, Commissioner, and Commissioner Mark Rosene
ABSENT: Commissioner Tristan Harris
Staff Present: Community Development Director Jaime Murillo, Deputy Community Development Director Liz Westmoreland, Principal Civil Engineer Joshua McDonald, Deputy City Attorney Jose Montoya, Senior Planner Joselyn Perez, Associate Planner Jenny Hannsun, Assistant Planner Jerry Arregui, Administrative Assistant Clarivel Rodriguez, Department Assistant Beatriz Avila
IV. PUBLIC COMMENTS
Newport Beach resident Wade Womack commended the Commission for its professionalism in handling controversial issues and suggested that commissioners refrain from asking speakers not to repeat prior public comments, arguing that repetition can be meaningful to decision-making.
V. REQUEST FOR CONTINUANCES – None
VI. CONSENT ITEMS
ITEM NO. 1 MINUTES OF JULY 9, 2026
Recommended Action: Approve and file
Chair Salene opened public comment, and there was none.
Motion made by Vice Chair Langford and seconded by Secretary Reed to approve the minutes, of July 9, 2026, incorporating revisions recommended by Jim Mosher.
AYES: Ellmore, Gazzano, Langford, Reed, Rosene and Salene NOES: None
ABSTAIN: None
ABSENT: Harris
VII. PUBLIC HEARING ITEMS
ITEM NO. 2 FAIRWAY THREE (PA2025-0019)
Site Location: 1 Clubhouse Drive
Planning Commission Meeting
September 17, 2026
2 Summary:
The Applicant is requesting approval of a development agreement in connection with the potential future development of Fairway Three, a residential development consisting of up to 78 residential units at the northeastern portion of the Newport Beach Country Club (NBCC).
No actual project is proposed at this time. Before submitting entitlements for this project, the applicant is requesting a development agreement between the applicant and the City, pursuant to Chapter 15.45 (Development Agreements) of the Newport Beach Municipal Code (NBMC), which would provide the applicant with the vested right to develop the Project for a term of five years and to provide negotiated public benefits to the City.
Recommended Actions:
1. Conduct a public hearing;
2. Find this Development Agreement is not subject to further environmental review pursuant to Section 21083.3 of the California Public Code (PRC) and Section 15183 of the CEQA Guidelines because the Development Agreement is consistent with the previously certified Program Environmental Impact Report (SCH No. 2023060699); and
3. Adopt Resolution No. PC2026-025 recommending the City Council approve the Development Agreement filed as PA2025-0019.
Vice Chair Langford recused himself from this item due to his employer's ownership interest in the project site.
Associate Planner Jenny Hannsun presented the item, explaining that the applicant, Eagle Four Partners, is seeking a voluntary five-year development agreement to vest rights for up to 78 residential units at the northeastern portion of the Newport Beach Country Club (Housing Overlay (HO) Site ID No. 353). No project plans have been submitted. The development agreement would yield an estimated $9.9 million in total public benefit fees, comprising a park fee (~$4.6M), a development impact fee (~$2.2M), and a negotiated general public benefit fee of ~$3.3M. The property is within the coastal zone, and the required Local Coastal Program Amendment was certified in July 2026, making the housing overlay effective for this site. A Section 15183 CEQA consistency analysis was peer-reviewed by Kimley-Horn & Associates, Inc., finding no new impacts. Staff recommended striking conditions of approval from the final resolution, as the Development Agreement will be adopted by ordinance at City Council.
In response to Commissioner Reed’s questions, Associate Planner Hannsun confirmed that the $3.3 million public benefit fee would not be available without the development agreement.
Commissioner Gazzano confirmed that conditions of approval would be applied at the time of future entitlement submittals.
Commissioner Rosene and Commissioner Salene sought clarification on the origin of the 78-unit count and whether it applied to both opportunity sites, and Deputy Community Development Director Liz Westmoreland and Community Development Director Jaime Murillo explained that 78 units is consistent with the housing element's estimated yield for the golf course parcel and is within the Newport Center Area’s development cap; the final project acreage and parcel boundaries will be established through a future subdivision map; the Applicant has committed to building the project in the northeast corner of the site; and some refinements can be made to the Planning Commission Meeting
September 17, 2026
3 DA.
In response to Commissioner Rosene’s inquiry, Community Development Director Murillo confirmed that the Environmental Impact Report that was prepared for the Housing Overlays addressed the development limits and density bonus.
Regarding Chair Salene’s inquiry, Deputy Community Development Director Westmoreland responded that the second housing opportunity site, HO Site ID No. 354, on the subject parcel could be the subject of a future application if the remaining capacity within the overlay allows.
Ex Parte Communications: Secretary Reed and Commissioner Ellmore each reported speaking with the applicant. Commissioner Rosene reported exchanging texts with the applicant's consultant. Commissioner Gazzano reported speaking with the applicant. No others reported ex parte contact.
Applicant representative Shawna Schaffner, Chief Executive Officer of CAA Planning, appeared on behalf of Eagle Four Partners, expressed full support of the staff recommendation, and deferred to staff's thorough presentation.
Public comment was received from resident Jim Mosher, who raised concerns regarding ambiguity in what the development agreement guarantees, the absence of explicit affordable housing commitments, and a potentially incorrect legal description of the subject parcel that may include a separate Parcel B (the parking lot along Pacific Coast Highway).
Deputy Community Development Director Westmoreland noted for the record that the future project will require Planning Commission review, at which time project details and conditions of approval will be addressed.
Motion made by Commissioner Mark Rosene and seconded by Commissioner Michael Gazzano to approve Resolution No. PC2026-025, finding the development agreement consistent with CEQA Section 15183 and recommending City Council approval of PA2025-0019.
AYES: Ellmore, Gazzano, Reed, Rosene and Salene
NOES: None
RECUSE: Langford
ABSENT: Harris
ITEM NO. 3 AMENDMENT TO SETBACK MAP NO. S-11C (PA2026-0016) Site Location: 1653 REEF VIEW CIRCLE
Summary:
On behalf of the Owners, the Applicant requests an amendment to Title 20 (Planning and Zoning) of the Newport Beach Municipal Code (NBMC) to change front setbacks established on Setback Map No. S-11C from 34 feet to 10 feet for 1641 Reef View Circle and 39 feet to 10 feet for 1647 and 1653 Reef View Circle.
Recommended Actions:
1. Conduct a public hearing;