Title
IMPLEMENTATION OF THE CORONA DEL MAR COMMERCIAL CORRIDOR STUDY (PA2024-0002)
Site Location: Properties Along East Coast Highway, from Avocado Avenue to Hazel Drive, Properties Along the western side of Newport Boulevard, from Short Street to 32nd Street
Recommendation
Summary:
On September 26, 2023, the City Council directed staff to study the Corona del Mar Commercial Corridor (Project Area) and research opportunities for creating an active environment that invites more walkability and connectivity to other villages while balancing the parking needs of businesses, visitors, and others so that residents are not unfairly burdened. Over the previous three years, City staff prepared the Corona del Mar Commercial Corridor Land Use and Mobility Study (CdM Study), which includes recommendations for implementation.
To implement the recommendations of the CdM Study, the following legislative amendments (Amendments) and actions are required:
• General Plan Amendment (GPA). To update Table LU-1 (Anomaly Locations) to establish a new Anomaly for the Project Area; to cap development within the Anomaly at 30 new dwelling units and 18,700 square feet of new nonresidential floor area created through lot consolidation; and to create goals that reinforce the Project Area as a pedestrian-oriented village serving as the center of community commerce, culture, and social activity.
• Amendment to Title 20 (Planning and Zoning) of the Newport Beach Municipal Code (NBMC) (ZCA). To establish the Corona del Mar Incentive Overlay Zoning District (CdM Overlay), which will streamline permit review for eating and drinking establishments, permit mixed-use development, offer an increased FAR for lot consolidation, amend the allowances for nonconforming structures and uses, adopt objective design standards, and update parking provisions. Additionally, the ZCA will prohibit certain automobile-centric and animal boarding uses within the base Commercial Corridor zoning district.
• Local Coastal Program Amendment (LCPA). To amend the City's Coastal Land Use Plan and update Title 21 (Local Coastal Program Implementation Plan) of the NBMC to establish the Corona del Mar Incentive Overlay Coastal Zoning District for properties on the south side of East Coast Highway located within the Coastal Zone, ensuring consistency with the complementary amendments to the General Plan and Title 20. The LCPA will require certification by the California Coastal Commission prior to becoming effective.
• Addendum to Housing Implementation Program Environmental Impact Report (PEIR) (SCH No. 2023060699). To address reasonably foreseeable environmental impacts resulting from the proposed Amendments. On September 17, 2026, the Planning Commission received a study session presentation on the CdM Study and the Amendments described above. No action was taken at that meeting; however, the Commission provided feedback. The Amendments have incorporated that feedback and now return in their entirety for Planning Commission review and recommendation to the City Council.
Recommended Actions:
1. Conduct a public hearing;
2. Find that the potential environmental impacts from the reasonably foreseeable development facilitated by the Amendments would not result in any new significant environmental impacts or a substantial increase in the severity of previously identified significant impacts beyond those analyzed in the certified Environmental Impact Report for the City of Newport Beach General Plan Housing Implementation Program (SCH No. 2023060699) (PEIR) as addended by the 2026 Addendum, as provided in Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines. Additionally, find that the Local Coastal Program amendment is exempt from CEQA pursuant to Section 15265(a)(1), which exempts local governments from the requirements of CEQA in connection with the adoption of a Local Coastal
3. Adopt Resolution No. PC2026-033 (Attachment No. PC 1) recommending the City Council:
a. Adopt an Addendum to the Housing Implementation PEIR, which will be attached to the Resolution and Ordinance prepared for City Council consideration;
b. b. Approve the General Plan Amendment filed as PA2024-0002;
c. Adopt the Zoning Code Amendment filed as PA2024-0002; and
d. Authorize staff to submit the Local Coastal Program Amendment to the California Coastal Commission filed as PA2024-0002.