Planning Commission

CITY OF NEWPORT BEACH PLANNING COMMISSION SPECIAL MEETING AGENDA Council Chambers - 100 Civic Center Drive Thursday, April 2, 2026 - 6:00 PM Planning Commission Members: Tristan Harris, Chair David Salene, Vice Chair Jonathan Langford, Secretary Curtis Ellmore, Commissioner Michael Gazzano, Commissioner Greg Reed, Commissioner Mark Rosene, Commissioner Staff Members: Jaime Murillo, Community Development Director Ben Zdeba, Acting Deputy Community Development Director Kevin Riley, City Traffic Engineer Yolanda Summerhill, Assistant City Attorney Clarivel Rodriguez, Administrative Assistant NOTICE TO THE PUBLIC Regular meetings of the Planning Commission are held on the Thursdays preceding second and fourth Tuesdays of each month at 6:30 p.m. The agendas, minutes, and staff reports are available on the City's website at: http://www.newportbeachca.gov and for public inspection in the Community Development Department, Planning Division located at 100 Civic Center Drive, during normal business hours.. If you have any questions or require copies of any of the staff reports or other documentation, please contact the Community Development Department, Planning Division staff at 949-644-3200. This Commission is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Commission’s agenda be posted at least 72 hours in advance of each meeting and that the public be allowed to comment on agenda items before the Commission and items not on the agenda but are within the subject matter jurisdiction of the Commission. The Commission may limit public comments to a reasonable amount of time, generally three (3) minutes per person. All testimony given before the Planning Commission is recorded. Under the Levine Act, Section 84308 of the Government Code, a party to a proceeding before the City involving a license, permit, or other entitlement for use is required to disclose on the record of the proceeding any contribution in an amount of more than five hundred dollars ($500) made within the preceding 12 months by the party or the party’s agent to any elected or appointed officer of the City. If you have made a qualifying contribution, please ensure to make this disclosure on the record. Please Note: You can submit your questions and comments in writing for the Planning Commission to consider by mailing or delivering them to the City of Newport Beach Planning Commission at 100 Civic Center Drive, Newport Beach CA, 926 6 0 . A l t e r n a t i v e l y , y o u c a n s e n d t h e m b y e l e c t r o n i c m a i l d i r e c t l y t o C o m m i s s i o n e r s a t planningcommission@newportbeachca.gov. Each Commissioner and staff will receive your message directly. Pursuant to Planning Commission procedures, please submit your written comments no later than 5:00 p.m. on Wednesday the day before the meeting in order to give Commissioners adequate time to review your submission. It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant of this meeting, you will need special assistance beyond what is normally provided, the City of Newport Beach will attempt to accommodate you in every reasonable manner. Please contact Clarivel Rodriguez in the Community Development Department prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible (949-644-3232 or crodriguez@newportbeachca.gov). APPEAL PERIOD: Use Permit, Variance, Site Plan Review, and Modification Permit applications do not become effective until 14 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport Beach Municipal Code. Tentative Tract Map, Tentative Parcel Map, Lot Merger, and Lot Line Adjustment applications do not become effective until 10 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport Beach Municipal Code. General Plan, Zoning, and Local Coastal Program Amendments are automatically forwarded to the City Council for final action.

April 2, 2026 Page 2 Planning Commission Meeting I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ROLL CALL IV. PUBLIC COMMENTS Public comments are invited on non-agenda items generally considered to be within the subject matter jurisdiction of the Planning Commission. Speakers must limit comments to three (3) minutes. Before speaking, please state your name for the record and print your name on the blue forms provided at the podium. V. REQUEST FOR CONTINUANCES VI. CONSENT ITEMS MINUTES OF MARCH 19, 20261. Recommended Actions: Approve and file. Draft Minutes of March 19, 2026 1a_Additional Materials Received_Mosher_Draft Minutes of March 19, 2026 VII. PUBLIC HEARING ITEM(S) Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your name for the record and print your name on the blue forms provided at the podium. If in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues, which you (or someone else) raised orally at the public hearing or in written correspondence received by the City at or before the hearing KONPA NIKKEI RESTAURANT (PA2025-0152) Site Location: 3333 East Coast Highway 2. Summary: 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 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. Recommended Actions:

April 2, 2026 Page 3 Planning Commission Meeting 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2026-011 approving the Conditional Use Permit and Coastal Development Permit filed as PA2025-0152 (Attachment No. PC 1). Item No. 2 Staff Report Attachment 1 - Draft Resolution Attachment 2 - Project Plans Attachment 3 - Applicant's Project Description Attachment 4 - Police Department Memorandum Attachment 5 - Parking Study RESIDENCES AT 1500 QUAIL (PA2025-0163) Site location: 1500 Quail Street 3. Summary: A request to authorize the development of a 100-unit, for-sale residential townhome community on an existing office site at 1500 Quail Street. The proposed development includes the demolition of the existing office building and construction of three- and four-bedroom townhomes ranging from 1,591 to 1,876 square feet. The development includes 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: · Major 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 Design Standards) of the Newport Beach Municipal Code (NBMC); and · Vesting Tentative Tract Map (VTTM): To allow for an airspace subdivision of the individual residential units on a 4.77-acre parcel, pursuant to Chapter 19.12 (Tentative Map Review) of the NBMC. Recommended Actions:

April 2, 2026 Page 4 Planning Commission Meeting 1. Conduct a public hearing; 2. Find this project statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code (PRC) Section 21080.66 (enacted through Assembly Bill 130) because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2026-012 approving the Major Site Development Review and Vesting Tentative Tract Map, filed as PA2025-0163 (Attachment No. PC 1). Item No. 3 Staff Report Attachment 1 - Draft Resolution with Findings and Conditions Attachment 2 - General Plan Consistency Analysis Attachment 3 - FAA Letter - Finding of No Hazard Attachment 4 - Project Plans 3a_Additional Materials Received_Myers-O_PA2025-0163 3b_Additional Materials Received_Mosher_PA2025-0163 3c_Additional Materials Received_Lloyd_PA2025-0163 VIII. STUDY SESSION DISCUSSION OF HOA AUTHORITY (PA2026-0054) Site Location: Citywide 4. Summary: Based on the March 5 request of Secretary Langford, City staff will provide an overview of recent state laws that restrict HOA authority. They will also explain how this new legislation limits the ability of the Planning Commission and Community Development Department to impose conditions on HOA-related projects. Recommended Actions: 1. Discuss and provide input or direction to staff. IX. STAFF AND COMMISSIONER ITEMS MOTION FOR RECONSIDERATION5. REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA 6. Tentative Agenda REQUESTS FOR EXCUSED ABSENCES7.

April 2, 2026 Page 5 Planning Commission Meeting X. ADJOURNMENT