HomeMy WebLinkAboutEXHIBIT 2 - DRAFT RESOLUTION RECOMMENDING PROJECT APPROVALExhibit No. 2
Draft resolution recommending project approval
(including revised draft PC text)
RESOLUTION NO. 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH RECOMMENDING
APPROVAL OF GENERAL PLAN AMENDMENT NO.
2007-005, PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2007-001 AND DEVELOPMENT
AGREEMENT AMENDMENT NO. 2007-001 FOR THE
HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER
PLAN UPDATE
WHEREAS, Hoag Memorial Hospital Presbyterian has applied to the City of
Newport Beach for General Plan Amendment No. 2007-005, Planned Community
Development Plan Amendment No. 2007-001 and Development Agreement No. 2007-
001 (PA 2007-073) referred to as the Hoag Master Plan Update or the project. The
project modifies existing regulatory documents (General Plan, Hoag Memorial Hospital
Planned Community Development Criteria and District Regulations, Development
Agreement) that provide for the current and future use and development of the
approximately 38-acre, Hoag Hospital campus located at One Hoag Drive in the City of
Newport Beach.
WHEREAS, the Planning Commission held a public hearing on January 31,
2008, February 7, 2008, March 6, 2008, and March 20, 2008 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California, at which time the
Planning Commission considered the proposed amendment of the General Plan, the
proposed amendment of the Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations, a proposed amendment of the Hoag
Hospital Development Agreement and a Supplemental Environmental Impact Report to
the Hoag Hospital Master Plan Final Environmental Impact Report No. 142. A notice of
time, place, and purpose of the hearing was given in accordance with the Municipal
Code. Evidence, both written and oral, was presented to and considered by the
Planning Commission at this meeting.
WHEREAS, Hoag Memorial Hospital Presbyterian has agreed to provide public
benefits as consideration for the Development Agreement, including the payment of
three million dollars for City public facility improvements and designation of the City as
the point of sale for major hospital equipment purchases.
WHEREAS, the Planning Commission finds that:
(1) General Plan Amendment No. 2007-005 provides greater flexibility to Hoag
Hospital to meet the health care needs of the community by allowing additional
development on the Hoag Upper Campus (225,000 sf) with a corresponding
diminishment of development on the Hoag Lower Campus such that there is no
increase in intensity of use that would create increased traffic impacts to the
community.
Planning Commission Resolution No.
Hoag Hospital Master Plan Amendment
Page 2of3
(2) General Plan Amendment No. 2007-005 generates no additional residential
density, non-residential intensity or peak hour traffic and therefore, a vote by the
electorate would not be required should the City Council approve the
amendment.
(3)
Planned Community Development Plan Amendment No. 2007-001 provides
suitable and adequate standards including those relating to uses, development
limits, building height limits, setbacks, parking, landscaping, screening, signs,
lighting, and noise control.
(4) The Amended Planned Community Development Plan is consistent with the
General Plan and Municipal Code section 20.35.050(C), which mandates the
requirements of a Planned Community Development Plan.
(5) The Development Agreement is entered into pursuant to, and constitutes the
present exercise of the City's police power.
(6) The Development Agreement is in the best interests of the health, safety, and
general welfare of the City, its residents, and the public.
(7) The Development Agreement is consistent with the General Plan and the
Amended Planned Community Development Plan as of the date of this
Resolution.
(8) The Development Agreement ensures that implementation and utilization of the
building entitlements applicable to the Hoag Hospital Campus are consistent with
the General Plan's standards for land use, housing, circulation, open space,
noise, safety, and conservation, and with the General Plan's goals of improving
and providing transportation infrastructure, parks, public services, open space,
water resources, and environmental resources.
(9)
The Development Agreement is consistent with provisions of state law (California
Government Code sections 65864-65869.5) and local law (Municipal Code
chapter 15.45) that authorize binding agreements that: (i) encourage investment
in, and commitment to, comprehensive planning and public facilities financing; (ii)
strengthen the public planning process and encourage private implementation of
the local general plan; (iii) provide certainty in the approval of projects in order to
avoid waste of time and resources; and (iv) reduce the economic costs of
development by providing assurance to the property owners that they may
proceed with projects consistent with existing policies, rules, and regulations.
More specifically, the Development Agreement is consistent and has been
approved consistent with provisions of California Government Code section
65867 and Municipal Code chapter 15.45.
(10) A Supplemental Environmental Impact Report to the Hoag Hospital Master Plan
Final Environmental Impact Report No. 142. was prepared in accordance with
Planning Commission Resolution No.
Hoag Hospital Master Plan Amendment
Page 3 of 3
the provisions of the California Environmental Quality Act (CEQA), Public
Resources Code §§21000, et seq., and the State CEQA Guidelines, California
Code of Regulations §§15000, et seq. The purpose of the Supplemental EIR is to
analyze the potential impacts of Hoag's request to amend the General Plan,
Planned Community Development Plan and Development Agreement. The
Supplemental EIR finds that no new significant traffic impacts will be created
associated with the proposed Master Plan Update Project. Consistent with the
conclusions of Final EIR No. 142, the Project's contribution and all project -
specific cumulative impacts will be no more significant than that previously
identified.
NOW THEREFORE BE IT RESOLVED that:
(1) The Planning Commission recommends approval of General Plan Amendment No.
2007-005 in accordance with Exhibit A.
(2) The Planning Commission recommends approval of Planned Community
Development Plan Amendment No. 2007-001 in accordance with Exhibit B.
(3)
The Planning Commission recommends approval of Development Agreement No.
2007-001 in accordance with Exhibit C.
PASSED, APPROVED AND ADOPTED THIS DAY OF 2008.
BY:
BY:
Robert Hawkins, Chairman
Bradley Hillgren, Secretary
AYES:
NOES:
Exhibit "A"
The following changes to Table LU-2 of the Land Use Element of the General
Plan applies to the specified Anomaly Locations listed below only and the
remainder of Table LU-2 remains unchanged.
iable LU2
Anomaly
Number
Anomaly
Statistical
Area
Locations
Land Use
Designation
Development
Limit (sf)
Development Limit (Other)
Additional Information
56
A3
PI
1,343,238
990,349 sf Upper Campus
577,889 sf Lower Campus
In no event shall the gross
floor area exceed the upper
campus, lower campus or
total development limit
765,349
57
A3
P4
577,889
Exhibit "B"
Insert draft PC text amendment
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
DRAFT
PLANNED COMMUNITY
DEVELOPMENT CRITERIA
AND
DISTRICT REGULATIONS
REVISED JANUARY 9 FEBRUARY 28MARCH 11, 2008
Recommended for Approval
by the Planning Commission
February 20,1992
Adopted by the City Council
City of Newport Beach
Amendment No. 744
Ordinance No. 92-3
May 26,1992
Amendment No. 2002-001
City Council Ordinance No. 2002-17
August 27, 2002
Amendment No.
City Council Ordinance No.
, 2008
Last saved on 3/11/2008 2:54 PM
TABLE OF CONTENTS
Page
Number
I. INTRODUCTION 1
II. GENERAL NOTES 2
III. DEFINITIONS 3
IV. DEVELOPMENT PLAN 5
V. DISTRICT REGULATIONS 11
VI. HOAG HOSPITAL SIGN PROGRAM 23
VII. HOAG HOSPITAL PARKING REGULATIONS 25
VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS 27
IX. SITE PLAN REVIEW. 30
Last saved on 3/11/2008 2:54 PM
EXHIBITS
Page
Number
1. PLANNED COMMUNITY SITE AND BOUNDARY MAP 7
2. VEHICULAR ACCESS 8
3. DEVELOPMENT CRITERIA ...15
4. PROPOSED SOUND WALL LOCATION PLAN ..21
5. LOADING DOCK AREA LOCATION 22
TABLES
1. BUILDING AREA STATISTICAL ANALYSIS 9
2. PARKING REQUIREMENTS 26
Last saved on 3/11/2008 2:54 PM
I. INTRODUCTION
Background
The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport
Beach has been developed in accordance with the Newport Beach General Plan. The purpose of
this Planned Community District is to provide a method whereby property may be classified and
developed for hospital -related uses. The specifications of this District are intended to provide
land use and development standards supportive of the proposed use while ensuring compliance
with the intent of all applicable regulatory codes.
The Planned Community District includes district regulations and a development plan for both
the Upper and Lower Campuses of Hoag Hospital. In general, over the long term, the Upper
Campus will become oriented primarily towards emergency, acute and critical care
(predominantly inpatient) uses and the Lower Campus will be developed with predominantly
outpatient uses, residential care and support services.
Whenever the regulations contained in the Planned Community text conflict with the regulations
of the Newport Beach Municipal Code, the regulations contained in the Planned Community text
shall take precedence. The Municipal Code shall regulate this development when such
regulations are not provided within these district regulations. All development within the
Planned Community boundaries shall comply with all provisions of the Uniform Building Code
and other governing building codes.
1
II. GENERAL NOTES
1. Water service to the Planned Community District will be provided by the City of
Newport Beach.
2. Development of the subject property will be undertaken in accordance with the flood
protection policies of the City of Newport Beach.
3. All development of the site is subject to the provisions of the City Council Policies K-4
and K-5 regarding paleontological and archaeological resources.
4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning
Ordinance shall apply. The contents of this text notwithstanding, all construction
within the boundaries of this Planned Community District shall comply with all
provisions of the Uniform Building Code, other various codes related thereto and local
amendments.
5. All buildings shall meet Title 24 requirements or the requirements of the California
Office of Statewide Health Planning and Development as applicable. Design of
buildings shall take into account the location of building air intake to maximize
ventilation efficiency, the incorporation of natural ventilation, and implementation of
energy conserving heating and lighting systems.
6. Any fire equipment and access shall be approved by the Newport Beach Fire
Department.
7. New mechanical appurtenances on building rooftops and utility vaults, °Excluding
communications devices on the Upper Campus, new mechanical appurtenances on
building rooftops and utility vaults on the Upper and Lower Campuses shall be
screened from view in a manner compatible with building materials. Rooftop
mechanical appurtenances or utility vaults shall be screened designed utilizing
compatible architectural materials on the Lower Campus. Noise shall not exceed 55
dBA at all property lines. No new mechanical appurtenances may exceed the building
height limitations as defined in these district regulations.
8. Grading and erosion control shall be carried out in accordance with the provisions of
the City of Newport Beach Excavation and Grading Code and shall be subject to
permits issued by the Building and Planning Departments.
9. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5. Prior to issuance of any building permits it shall be
demonstrated to the satisfaction of the Planning Depai liuent that adequate sewer
facilities will be available. Prior to the occupancy of any structure it shall be further
demonstrated that adequate sewer facilities exist.
10. Mass grading and grading by development phases shall be allowed provided that
landscaping of exposed slopes shall be installedcommence within thirty (30) days of
the completion of grading.
2
III. DEFINITIONS
Building Elevation:
1. A vertical distance of a building above or below a fixed reference level, i.e., MSL
(mean sea level).
2. A flat scale drawing of the front, rear, or side of a building.
Building Envelope: The volume in which a building may be built as circumscribed by setback
lines and maximum allowable building heights.
Building Height: The vertical distance measured from the finished grade to the highest point of
the structure. At all points, the height measurement shall run with the slope of the land.
Emergency Room: A service and facility designated to provide acute emergency medical
services for possible life threatening situations.
Entitlement, Gross Floor Area: Any area of a building, or portion thereof, including the
surrounding exterior walls, but excluding:
1. Area of a building utilized for stairwells and elevator shafts on levels other than the
first level of a building in which they appear;
2. Area of a building and/or buildings which measures less than 8 feet from finished
floor to ceiling and is are not for general or routine occupancy, such as interstitial or
mechanical occupancies;
3. As applied to new construction permits issued on or after August 13, 2002, area of a
building used specifically for base isolation and structural system upgrades directly
related to requirements of governmental agencies and is not for general or routine
occupancy; and
4. As applied to new construction permits issued on or after August 13, 2002, enclosed
rooftop mechanical levels not for general or routine occupancy.
First Aid: Low acuity medical treatment for non -life threatening situations.
General Plan: The General Plan of the City of Newport Beach and all elements thereof.
Grade: For the purpose of determining building height:
1. Finished - the ground level elevation which exists after any grading or other site
preparation related to, or to be incorporated into, a proposed new development or
alteration of existing developments. (Grades may be worked into buildings to allow
for subterranean parking.)
2. Natural - the elevation of the ground surface in its natural state before man-made
alterations.
3
3. Existing - the current elevation of ground surface.
Inpatient Uses: Hospital patient services which require overnight twenty-four (24) hour or more
stays.
Landscape Area: The landscape area shall include on -site walks, plazas, water, rooftop
landscaping and all other areas not devoted to building footprints or vehicular parking and drive
surfaces.
Mean Sea Level: A reference or datum mark measuring land elevation using the average level
of the ocean between high and low tides.
Outpatient Uses: Hospital patient services which do not require overnight stays less than do not
exceed twenty-four (24) hours.
Residential Care: Medically -oriented residential units that do not require the acuity level
generally associated with inpatient services but require overnight stays.
Site Area: For the purpose of determining development area:
1. Gross - parcel area prior to dedications.
2. Net - parcel area after dedications.
Special Landscaped Street: West Coast Highway is designated as a special landscaped street,
containing special landscape requirements.
Streets: Reference to all streets or rights -of -way within this ordinance shall mean dedicated
vehicular rights -of -way.
4
IV. DEVELOPMENT PLAN
Project Characteristics
The Upper Campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres
and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing
residential developments (the Versailles and Villa Balboa/Seafaire condominiums) to the west.
The Lower Campus is located north of West Coast Highway, south of the Versaille Sunset View
linear and consolidated park and Villa Balbo%e Condominiums, west of Newport
Boulevard and east of Superior Avenue. It contains approximately 20.6137.38 total acres,
including 8,603 square feet of land encumbered by a roadway easement. The Lower Campus
adjoins the Upper Campus at its eastern boundary. The Upper Campus is, and will continue to
be, oriented towards inpatient functions, while the Lower Campus will be developed with
predominantly outpatient, residential care and support services.
Development Plan
The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1, Planned
Community Site and Boundary Map. Through the year52017, many of the existing
buildings shown on the Development Plan for the Upper Campus may be redeveloped in order
to functionally respond to the needs of the Hospital and conform to the requirements of State
agencies.
The Development Plan includes a 0.8 acre view park adjacent to the bike trail between the
Lower Campus and the Villa Balboa/Seafaire Condominiums. This view park includes a
twenty foot wide linear park area adjacent to the bike path (approximately 0.5 acres) and a
consolidated view park at the westerly edge of the property (approximately 0.3 acres) A bike
trail connection is also provided between the existing bike trails at the northern and southern
boundaries of the Lower Campus. Access to the Lower Campus will be from West Coast
Highway and potentially from Superior Avenue, as well asand from Hospital Road, via the
Upper Campus. Exhibit 2, Vehicular Access, shows the internal circulation for Hoag Hospital.
The Development Plan does not specify building locations or specific hospital -related uses.
Instead, a developable area is identified based on the regulations established for this Planned
Community District. Because of the dynamic nature of the health care industry which leads to
rapid technological changes that effect how health care services are delivered, the Development
Plan for Hoag Hospital sets development caps as a function of allowable densities established by
the Newport Beach General Plan.
The statistical analysis (Table 1) provides a summary of a potential development profile for
Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health
carte industry, while at the same time ensuring that trip generation restrictions are adhered to and
the overall development cap is not exceeded, this Development Plan allows Hoag Hospital to
hospital needs necessitate the development of additional outpatient uses, this development would
be allowed, consistent with the Development Plan, as long as a corresponding adjustment in
square footage and trip generation for another uses were to occur.
5
This Development Plan allows Hoag Hospital to adjust the development profile provided in the
statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the trip
generation limit for the peak period (as identified in the Environmental Impact Report)
established within each phase of development is not exceeded.
Adjustments to the Development Plan may be allowed if the total square footage or trip
generation allowed in the current phase of development is exceeded, if the total development or
trip generation allowed under the Development Plan is not exceeded.
The maximum allowable building area for Hoag Hospital, which encompasses both the Lower
Campus and the Upper Campus, is 1,343,238 square feet. Each Campus is also subject to a
maximum allowable building area limit: the maximum allowable building area for the Upper
Campus is 990,349 square feet; the maximum allowable building area for the Lower Campus is
577,889 square feet. Table 1, Building Area Statistical Analysis, provides a summary of
allowable square footage for both the Upper and Lower Campuses.
6
UPPER CAMPUS
GEN
YAR
210 PARIS LANE
SUNSET VIEW PARK
COGEN
PLANT
PROPERTY LINE ' ,
•
YABQ
:ll
PACIFIC
LOWER CAMPUS
COGEry gUCESS Rgmp
=4SURFACE PARKING
°
(=
210 LILLIE LANE
MODULAR
OFFICES
CAST OUN ENT
RY
230 LILLIE LANE
CARE C
Note: Buildings labeled for identification purposes only
PLANNED COMMUNITY SITE AND BOUNDARY MAP
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
LOADING DOCK (Under Building)
MAIN LOADING DOCK
270 CAGNEY LANE
O I I II I114 SURFACE I lt} I I}�
PARKING
i "!I Itl I l l►� I I I
OLD
CHILDCARE
ENTER
'i a CONFERENCE
CENTER
S'
HIGHWAY
•
+
HOAG DRIVE
+/ CONFERENCE
CENTER
PARKING
• ----... STRUCTURE
NORTH ENTRY •• — ....
I e-�� HOSPITAL ROAD
•
•m
POWER
PLANT
\
260 CAGNEY LANE
280 CAGNEY LANE
IfT rrrrrrrnrr lrrrr°
GATED FIRE ACCESS
CANCER
CENTER
JAMES IRYINE
SURGERY CENTER
HOAG DRIVE T`
CHEMICAL
DEPENDAN
ETER
jj
ORIGINAL 1952 BUILDING
SOUTH HOAG DRIVE r —m I
I I I I I I I I+H-D -.
i
D • pFF-
•
•��Qoa
SOUTH
PARKING
STRUCTURE •
NORTH PARKING
STRUCTURE
1
NORTH
I
100 0 100 200
SCALE : 1"=200'
EXHIBIT 1
08.20.07
REVISED 01.22.08
LEGEND
0
PRIMARY ACCESS (SIGNALIZED)
SECONDARY ACCESS
PRIMARY ROADWAYS
SECONDARY DRIVEWAY AND SERVICE
SUNSET VIEW PARK
-'AB
PROPERTY LINE ' .. a
210 LILLIE LANE
ARE C
LOADING DOCK (Under Building)
MAIN LOADING DOCK
���%` IIIIIIIIIIIIIIIIIIIIIIIIIilllllillli
)).7 1 L'-17 JR E
I PA KING
1
�� �� �� ¢ MOOFDFIUCLEASR �'•=.--_ II IIII1IIII
iIIIlIIIIIIII Ltarn
sift
CONFERENCE
----------- -COAST_CENTER
SOUTNENTRy
Note: Buildings labeled for identification purposes only
VEHICULAR ACCESS
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
•
HIGHWAY
0
•a
\.....c._
'z
\m
\`X '
\`�
\X`
\ .%
•
260 CAGNEY LANE\ \ `` \
NORTHETRY. — .. — .. .. _ .
HOSPITAL ROAD
S. • HOAG DRIVE 1 E
� S
CHEMICA ,,
DEPENDAN ^ \\
E TER
•
280 CAGNEY LANE A\r'
\
GATED FIRE ACCESS
bd
1-14+1-H+I-1)
• CONFERENCE lift ~mil �'/��O • (0O VP"• CENTER
PARKING / * <0.°
`$T CTURE •' P
SOUTH HOAG DRIVEr
I i !
G�l
SOUTH
PARKING
STRUCTURE
NORTH
1
100 0 100 200
SCALE : 1"=200'
EXHIBIT 2
08.20.07
REVISED 01.22.08
TABLE 1
BUILDING AREA STATISTICAL ANALYSIS
TOTAL OF LOWER CAMPUS & UPPER CAMPUS BUILDING AREAS -
MAXIMUM ALLOWABLE: 1,343,238 SQUARE -FEET
Site Area
Allowable
Existing
Net
Maximum
Allowable
Building Area
Remaining
Not to Excccd
UPPER CAMPUS
rn
c!i
W
cn
g)
•
765,349 sq. ft.
698,121 sq. ft.
67,228 sq. ft.
990,349 sq. ft.2
LOWER CAMPUS
oo
rn
f
•
g)
577,889 sq. ft.
188,149 sq. ft.
389,740 sq. ft.
577,889 sq. ft.
TOTALS
rn
00
cn
1,343,238 sq. ft.
886,270 sq. ft.
456,968 sq. ft.
1,343,238 sq. ft.3
1 As of the date of adoption.
2 Up to 225,000 square -feet can be transferred from the Lower to the Upper Campus
3 Demolition of some existing structures on the Upper Campus will occur to ensure maximum square -feet will
not exceed 1,343,238 square -feet
9
STATISTICAL ANALYSIS4
Use Square Feet
Wig:
Outpatient Services (Hoag Cancer Center) 65,000
Child Care 7,800
Subtotal: 72,800
Phase-h
1000
Support Service 55,000
Administrative 30,000
Subtotal: 200,000
Subtotal: 305,089
Total Lower Campus 577,889
Upper -Campus
Existine: 480,000
Phase-li
Outpatient Services 25,000
Inpatient 115,000
Subtotal: 140,000
Phases II and III: 145,349
Total Upper Campus 765,349
GRAND TOTAL 1,343,2386
4 Full development of the upper and lower campuses is anticipated to occur over an approximate 20 year period
and will likely occur in three, seven year phases.
3 Up to 50 fthe o isting upper , y be redeveloped by master plan buildout
6 Based on development allowed under the Gerneral Plan at a floor area ratio to gross site area of .65 for the
lower campus and 1.0 for the upper campus. Building Bulk limit for the lower campus is 0.90 for all structures
which includes above grade covered parking.
10
V. DISTRICT REGULATIONS
The following regulations apply to all development within the Hoag Hospital Planned
Community. The individual uses listed under the five permitted use categories are not an
exhaustive list. Other hospital -related uses which fit into the five (5) permitted use categories
are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and
any other such documents deemed necessary by the Planning, Building, Public Works, and Fire
Departments shall be submitted for the review and approval of the Planning, Building, Public
Works, and Fire Departments.
A. Permitted Uses
1. Lower Campus
a. Hospital facilities, including, but not limited to:
(1) Outpatient services:
(a) Antepartum Testing
(b) Cancer Center
(c) Skilled Nursing
(d) Rehabilitation
4-Conditioning
(e) Surgery Center
(f) Clinical Center
(g) Day Hospital
(h) Back and Neck Center
(i) Biofeedback
(j) Breast Imaging Center
2CT Scan
(k) Dialysis
(1) EEG/EMG/NICE Laboratory
(m) First Aid Center
(n) Fertility Services
(o) G.I. Laboratory
3Laboratory
(p) Magnetic Resonance Imaging
(q) Neurology
(r) Nuclear Medicine
(s) Occupational Therapy
(t) Pediatrics
(u) Pharmacy
(v) Physical Therapy
(w) Pulmonary Services
(x) Radiation Therapy
II Radiology
(y) Respiratory Therapy
(z) Sleep Disorder Center
11
(aa) Speech Therapy
(bb) Ultrasound
(cc) Urgent Care
(2) Administration:
(a) Admitting
(b) Auxiliary Office
(c) Business Offices
(d) Information Desk
(e) Registration
(f) Patient Relations
(g) Social Services
(3) Support Services:
(a) Employee Child Care
(b) Health Education
(c) Power/Mechanical/Auxiliary Support and Storage
(d) Food Services
(e) Cashier
(f) Chapel/Chaplaincy Service
(g) Conference Center
(h) Dietitian
(i) Gift Shop
(j) Laboratory
(k) Medical Library
(1) Medical Records
(m) Pharmacy
(n) Parking Facilities
(o) Engineering/Maintenance
(p) Shipping/Receiving
(q) Microwave, Satellite, and Other Communication
Facilities
(4) Residential Care:
(a) Substance Abuse
(b) Mental Health Services
(c) Extended Care
(d) Hospice Care
(e) Self or Minimal Care
(f) Congregate Care
(5) Medical/Support Offices
7 Parking structures or decks do not count toward square -footage
12
b. Methane gas flare burner, collection wells and associated system
components.
c.
Accessory uses normally incidental to hospital development.
d. Temporary structures and uses, including modular buildings.
2. Upper Campus
a.
Hospital facilities, including, but not limited to:
(1)
(2)
(3)
(4)
(5)
(6)
Inpatient uses including, but not limited to:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
1 Radiology
(i)
(J)
(k)
Critical Care
Emergency Care UnitDepartment
Birthing Suites
Cardiology
Cardiac Care Unit
Intensive Care Unit
Mother/Baby Unit
Surgery/Waiting Rooms
Laboratory
Pharmacy
Patient Beds
Outpatient services as allowed on the Lower Campus
Administrative uses as allowed on the Lower Campus
Support services as allowed on the Lower Campus
Residential care as allowed on the Lower Campus
Heliport (subject to Conditional Use Permit)
b. Accessory uses normally incidental to hospital development.
c. Temporary structures and uses, including modular buildings.
8 Does not count toward square -footage
13
B. Prohibited Uses
1. Lower Campus
a. Emergency Room
b. Heliport
c. Conversion of mechanical or structural or utility spaces to uses that allow
general or routine occupancy or storage.
2. Upper Campus
a. Conversion of mechanical or structural or utility spaces to uses that allow
general or routine occupancy or storage.
C. Maximum Building Height
The maximum building height of all buildings shall be in accordance with Exhibit 3,
Development Criteria Plan, which establishes the following height zones:
1. Upper Campus Tower Zone - maximum building height not to exceed the
existing tower which is two -hundred thirty-five (235) feet above mean sea
level.
2. Upper Campus Mid -rise Zone - maximum building height not to exceed one -
hundred forty (140) feet above mean sea level.
3. Upper Campus Parking Zone - maximum building height not to exceed eighty
(80) feet above mean sea level, exclusive of elevator towers.
4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no
building shall exceed the height of the existing slope and conform to the range
of maximum building heights indicated by the development criteria shown on
Exhibit 3.
5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall
not exceed the height of the existing Hoag Cancer Center which is fifty-seven
and one-half (57.5) feet above mean sea level.
14
LEGEND
HEIGHTZONES UPPER CAMPUS ZONES
••♦
A.
42
(62)
+72
TOWER ZONE- MAXIMUM BUILDING HEIGHT
235' ABOVE MEAN SEA LEVEL
MIDRISE ZONE -
PARKING ZONE
MAXIMUM BUILDING HEIGHT
140' ABOVE MEAN SEA LEVEL
- MAXIMUM BUILDING HEIGHT 80' ABOVE MEAN SEA
LEVEL, EXCLUSIVE OF ELEVATOR TOWER
LOWER CAMPUS ZONES
LOWER CAMPUS ZONE -
BUILDING HEIGHT SUB AREAS
TYPICAL RANGE OF BUILDING
HEIGHT, ABOVE PROPOSED GRADES
SUB - AREAS A, B, C, F, AND G- NO BUILDING SHALL
EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE
RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED
SUB - AREAS D AND E - MAXIMUM BUILDING HEIGHT
57.5 FEET ABOVE MEAN SEA LEVEL
TYPICAL RANGE OF MAXIMUM
BUILDING HEIGHTS, MEAN SEA LEVEL (MSL)
AVERAGE SLOPE ELEVATION
Consolidated Viewpark
0.28 Acres (12368 S.F.)
No Building Setback
1- 193'
i47
(67) COGEN
iOGEN
YAR1
PROPERTY�II. N
PLANT
EXIST:_ i
42/ FLARE;' ' YARD
(62)
/
E 42 1 37
(62j-- /-(67)'`
210 PARIS LANE
SUNSET NEW PARK
7 1 (63) — _ _
z
PACIFIC
45' Minimum Building Setback
Plus Articulation at 55' and 65'
Along Street Frontage West of
South Entry
10% of Frontage along Linear
Viewpark within Zones A and B
Shall Provide Open View
Corridors Between Buildings
210 LILLIE LANE
20' Wide Linear Viewpark
.52 Acres (22480 S.F.)
230 LILLIE LANE
+/-
SUNSET V1 PARK
II
411Viftriattr
Note: Buildings labeled for identification purposes only
DEVELOPMENT CRITERIA PLAN
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
CARE C
/
LOADING DOCK (Under Building)
West Edge of the Existing -
Ancillary Building Shall
Constitute the Minimum Setback
along the West Property Line
20' Minimum Building
Setback
MAIN LOADING DOCK
270 CAGNEY LANE
10' Minimum Building Setback
Along Street Frontage
NORTH ENTRY — •• — • ..
•:r.4;;c HOSPITAL ROAD
•♦�♦♦ ► �.
n o .... y
POWER
PLANT
260 CAGNEY LANE
280 CAGNEY LANE
345' ,. .•+/-Z'sQ' , 4/-,31 0'
.. �7— ... - . 7_.' ;� •_Zrl•fin_ .
39 1 t —
7 , (i fl1lll
(59) GATED FIRE ACCESS
37'5
D• (57.5)
43 39
(63)1(59) -
h1
11
1
1'1
1
1
33
(53 ) (51)
-�. coAsr..� Sp(ma
SURFACE
C. PARKING
AIL
CONFERENCE
CENTER
31
(51)
HIGHWAY
Yi
v
CANCER
CENTER ,/
G• (52)
HOAG DRIVE
(45)
CONFERENCE
CENTER +/- 152'
PARKING
STRUCTURE / I `
15' Minimum Building Setback
Plus Articulation at 20' and 25'
Along Street Frontage East of
South Entry
>
EXISTING
LANES Ie sE
SURGERY SINTER
NORTH PARKING
STRUCTURE
•
•
i
25' Minimum
Building
Setback Along
Street Frontage
100 0
20' Minimum
Building
Setback Along
Street Frontage
25' Minimum
Building
Setback Along
Street Frontage
NORTH
J
100 200
SCALE : 1"=200'
EXHIBIT 3
08.20.07
REVISED 01.22.08
D. Building Setbacks
Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3.
1. Setbacks will be provided along property boundaries adjacent to the Villa
Balboa / Scafairc condominiums, as defined below:
a. Upper Campus western boundary setback shall be the prolongation of
the westerly edge of the existing cafeteria/laboratory building to the
points of intersection with the easterly curb line of the existing service
drive, then continuing along said line of the existing service drive.
b. Lower Campus northern boundary, all of which will have a 20-foot
minimum building setback.
2. The setback on West Coast Highway easterly of the hospital entry signal shall
be fifteen (15) feet.
In addition, vertical articulation shall be required for buildings easterly of the
signal within one -hundred fifty (150) feet of the West Coast Highway frontage,
as follows:
1st Floor: Up to eighteen (18) feet in height no additional articulation is
required. If the 1st floor exceeds eighteen (18) feet in height, it shall be
subject to the articulation requirements of the 2nd Floor.
2nd Floor, up to thirty-two (32) feet in height: A minimum of 20% of the
building frontage shall be articulated in such a manner as to result in an
average 2nd floor setback of twenty (20) feet.
3rd Floor and above: A minimum of 20% of the building frontage shall be
articulated in such a manner as to result in an average 3rd floor and above
setback of twenty-five (25) feet.
The setback on West Coast Highway westerly of the hospital entry signal
shall be forty-five (45) feet.
In addition, vertical articulation shall be required for buildings westerly of the
signal for buildings within one -hundred fifty (150) feet of the West Coast
Highway frontage, as follows:
1st Floor: Up to eighteen (18) feet in height no additional articulation is
required. If the 1st floor exceeds eighteen (18) feet in height, it shall be
subject to the articulation requirements of the 2nd Floor.
2nd Floor, up to thirty-two (32) feet in height: A minimum of 20% of the
building frontage shall be articulated in such a manner as to result in an
average 2nd floor setback of fifty-five (55) feet.
16
3rd Floor and above: A minimum of 20% of the building frontage shall be
articulated in such a manner as to result in an average 3rd floor and above
setback of sixty-five (65) feet.
In order to avoid any future structures in this area (within 150 feet of West
Coast Highway) from presenting an unacceptable linear mass, no single
structure shall be greater than two -hundred fifty (250) linear feet in width.
Additionally, 20% of the linear frontage within one -hundred fifty (150) feet of
West Coast Highway shall be open and unoccupied by buildings.
10% of the linear length of Height Zones A and B as viewed from the existing
bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated
portion of the view park, shall be maintained as view corridors between
buildings.
These requirements may be altered for individual buildings, if requested by
the hospital, through the site plan review process defined in Section IX.
3. There will be no building setbacks along the westerly boundary of the Lower
Campus (adjacent to the municipal parking lot at Superior and West Coast
Highway). with CalTrans east property at Superior Avenue and West Coast
Highway.
4. A twenty (20) foot setback from property line shall be provided along
Newport Boulevard from Hospital Road to a point six -hundred (600) feet
south; a twenty-five (25) foot setback from property line shall be provided
along the remainder of Newport Boulevard and along the Newport
Boulevard/West Coast Highway Interchange.
5. A ten (10) foot building setback from the property line shall be provided
along Hospital Road.
E. Lighting
The lighting systems shall be designed and maintained in such a manner as to shieldconceal _the
light source and to minimize light spillage and glare to the adjacent residential uses. The plans
shall be prepared and signed by a licensed Electrical Engineer.
F. Roof Treatment
Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate
that major mechanical equipment will not be located on the roof of any structure on the Lower
Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment, necessary
for operating purposes, will comply with all building height criteria, and shall be concealed and
designed and screened to blend into the building roof using materials compatible with roofing
materials.
17
G. Signs
All signs shall be as specified under the Hoag Hospital Sign Program, Part VI.
H. Parking
All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations.
I. Landscape
All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII.
J. Mechanical and Trash AreasEnclosures
Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning
Department which illustrate that all mechanical equipment and trash areas will be screened from
public streets, alleys _and immediately adjacent residentialadjoining properties.
K. Internal West Hoag Drive Circulation Limitations
1. The project sponsor shall continue to limit the use of that portion of West
Hoag Drive adiacent to residential uses located on the Unner Camnus.
Deliveries to loading areas shall not be scheduled after 8:00 PM or before
7:00 AM daily. The project sponsor shall physically restrict access to the
roadway between these hours and appropriate signage indicating permitted
delivery hours and access limitations shall be installed and maintained at all
times. Night time deliveries and vehicular access to the loading area located
along West Hoag Drive are allowed where critical supplies, services or
materials are necessary for the continued operation of the hospital. To the
extent reasonably possible and with the understanding that special situations
may arise, the project sponsor shall use its efforts to limit truck deliveries to
the hours of 7:00 am to 8:00 pm. The project sponsor shall also use other
methods to restrict access of this road including signage restricting access.
Prior to the issuance of a grading permit for any of the proposed Master Plan
facilitites, the project sponsor shall implement a pilot program that controls
usage of the Upper and Lower Campus service roads during non working
hours. Such controls may include requesting that the majority of vendors
deliver products (other than emergency products) during working hours (i.e.,
7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by Hospital
employees, physicians, patients and visitors during non working hours, and
other methods to restrict use. The Hospital will also request that vendors not
deliver (i.e. scheduled and routine deliveries) on the weekends.
This restriction specifically applies to scheduled and routine deliveries. The
results of this program will be submitted to the City prior to the issuance of
the grading permit. If such results indicate that such controls do not
significantly impact the operations of the Hospital, and provided that requests
18
for specified vendor delivery times is consistent with future Air Quality
Management Plan procedures, the City may require that the program be
implemented as hospital policy. If operation impacts are significant, other
mitigation measures will be investigated at that time to reduce service road
impacts to the adjacent residential units. [Note: This paragraph subject to
further review.]
2. The lower campus service road shall include provisions for controlled access
to limit usage to physicians and staff, and service vehicles.
L. Loading Dock
The project sponsor shall provide a sound wall along West Hoag Drive as shown in the
approximate location on Exhibit 4; please refer to Section VIII, D. for landscaping requirements
related to the sound wall. maintain the acoustical and/or landscape screen to provide a visual
screen from and reduce noise to adjoining residences from the loading dock area. Mitigation
measures to reduce the noise levels in the 1Loading dDock aArea should shall be incorporated
into the design and operations of the hospital; such mitigation may will include relocation of the
trash compactor and baler, limiting the hours of truck deliveries to the loading dock area, and
enclosure of the trash compactor.use-ef-ac-eustie-nanels7et-
The design process for any building proposed as part of any future phase on the Upper
adig deck area by that
addition.
Subsequent to -the conatrustion Rel g the tieal-Car Surgery Alien, an additional
acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If
no significant sound attenuation is achieved, the hospital shall submit an architectural and
noise impacts along the service access road, enclosure shall be required. Any enclosure required
pursuant to this requirement may encroach into any required setback upon the review and
approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code.
M. Noise Standards
Noise generated at the Hoag Hospital property shall be governed by the City of Newport Beach
Noise Ordinance, except as noted below for the Loading Dock Area. Also (Refer to Exhibit 4 5,
Loading Dock Area Location, Noisc Standardsfor the location.
19
1. The applicable noise standard at the Hoag Hospital property line adjacent to
the 'Loading dDock Area shall be as follows:
Leq (15 min)
7AM-10PM 10PM— 7AM
Daytime Nighttime
6570 dBA 5558 dBA
2. Within the 'Loading dDock aArea, during daytime hours, delivery vehicles
and the loading ara u nloading of deli. ery vehicles- shall be exempt from any
applicable noise standards as listed above.
Non refrigerated delivery trucks will be instructed not to idle on West Hoag
Drive as they are queuing to enter the Loading Dock Area.Vehicle idling shall
be prohibited on West Hoag Drive and within the loading dock areas, except
that refrigerated vehicles may idle while at the loading docks when
refrigeration is necessary.
In addition, the grease pit cleaning which is exempt from the City Noise
Ordinance as a maintenance activity shall occur on a Saturday between the
hours of 11:00 AM and 3:00 PM.
20
\\\
55.7
X
0
0
0
1.
o�
LEGEND
Existing Fence
Property Line
Easement Line
— - 18.5' High Wall
23' High Wall
17' High Wall
NOTE: Sound Wall height measured from
adjacent roadway surface.
HVI
1
56.8
PROPOSED SOUND WALL LOCATION PLAN
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
1
0 30 60
Exhibit 4 March 11, 2008
LEGEND
PROPERTY LINE AS IDENTIFIED IN SECTION M.1., DISTRICT REGULATIONS
LOADING DOCK AREA AS IDENTIFIED IN SECTION M.2., DISTRICT REGULATIONS
210 PARIS LANE
210 ULLIE LANE
PR
SUNSETVIEWPARK
PAC119c
LOWER CAMPUS
Note: Buildings labeled for identification purposes only
LOADING DOCK AREA
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
POWER
PLANT
ACCESS GATE
260 CAGNEY LANE
ACCESS GATE
270 CAGNEY LANE
NO
280 CAGNEY LANE
—"—" — bFCIFFFFFFUFFFFFFFFF -
C —GATED FIRE ACCESS
230 LILLIE LANE
souni
CANCER
CENTER
UPPER CAMPUS
ANCILLARY
BUILDING
WEST
BLDG
HOSPITAL ' - -- -
ROAD �`'
HOAG DRIVE
WOMEN'S PAVILLION
ORIGINAL 1952 BUILDING -
SOUTH 0 D ;1VE
/ 100 0
NORTH
100 200
SCALE : 1"=200'
D(HIBIT 5
02.28.08
VI. HOAG HOSPITAL SIGN PROGRAM
A. Purpose and Intent
1. The purpose of this Sign Program is to provide adequate, consistent and
aesthetically pleasing on -building wall and ground -mounted signage based
upon the provisions set forth by the City of Newport Beach Sign Ordinance
and the information signage requirements of Hoag Hospital.
2. The intent of this Sign Program is to produce uniform standards for Hoag
Hospital.
B. General Sign Standards
1. All signs visible at the exterior of any building or facility of the Hospital,
ground -mounted or on -building, may be illuminated or non -illuminated,
depending upon need. Illumination method may be by external or internal
source. No sign shall be constructed or installed to rotate, gyrate, blink or
move, or create the illusion of motion, in any fashion.
2. All signs attached to building or facility exteriors shall be flush or surface
mounted as is appropriate to the architectural design features of said building
or facility.
3. All signs together with the entirety of their supports, braces, guys, anchors,
attachments and decor shall be properly maintained, legible, functional and
safe with regard to appearance, structural integrity and electrical service.
4. All street signs shall be subject to review and approval of the City Traffic
Engineer, and shall be in compliance with Ordinance 110-L.
5. For purposes of this section, a building shall be defined as any occupied
structure or any occupied portion of a structure that is constructed as an
addition to an existing structure and identified as a separate building for
wayfinding purposes. Individual building numbers uniquely define the
buildings on the Hoag campus.
C. Number of Signs Allowed
1. One (1) double-faced primary identification ground -mounted sign or two (2)
single -faced gateway entry signs shall be allowed per street frontage. In the
case of a sign occurring upon a slope, the average height shall be established
by measuring the sign height at the mid -point of the sign length perpendicular
to the slope direction. Total maximum signage area shall not exceed two
hundred (200) square feet and shall not exceed ten (10) feet in height per sign
and street frontage. This sign may occur as a wall sign, to be located upon a
project boundary perimeter wall, subject to the same number and area
23
maximums described above. This sign may also occur as part of an entry
gateway system.
2. Primary entrance identification shall be allowed at the main entrance to the
facility and at the main entrance to the Emergency Department. If
freestanding, this sign type shall not exceed a maximum height of eight (8)
feet average height above finished grade. In the case of a sign occurring upon
a slope, the average height shall be established by measuring the sign height at
the mid -point of the sign length perpendicular to the slope direction.
Maximum sign area shall not exceed seventy (70) square feet.
3. Secondary building and entrance identification signs shall be allowed. If
freestanding, this sign type shall not exceed a maximum height of nine (9) feet
48 average height above finished grade. In the case of a sign occurring upon
a slope, the average height shall be established by measuring the sign height at
the mid -point of the sign length perpendicular to the slope direction.
Maximum sign area shall not exceed fifty (50) thirty five (35) square feet
whether freestanding or wall -mounted.
4. Vehicular and pedestrian directional signs shall be allowed. This sign type
may occur as a single -faced, double-faced, or triple -faced sign. The sign shall
be sized to allow for proper readability given the number of lines of copy,
speed of traffic, setback off the road and viewing distance. This sign type
shall not exceed a maximum height of eleven (11) feet average height above
finished grade. This sign type shall occur with the sign suspended between
two upright supports having the same depth (thickness) as the sign cabinet
described above.
5. Donor recognition signage shall be allowed, one (1) at each building
elevation. Maximum sign area shall not exceed one hundred seventy-five
(175) square feet for donor recognition signage.
6. Hospital identification signs shall be allowed upon hospital towers parapets,
one (1) at each elevation. The maximum sign area shall not exceed two
hundred seventy-five (275) square feet. Any hospital identification signage
on the elevation facing west (Villa Balboa property line) may not be
illuminated.
7. On the Lower Campus, two (2) one (1) building -mounted identification signs
will be allowed per structure and shall not be placed so as to directly face the
Villa Balboa/Seafaire property. Such signs shall adhere to the requirements
above for secondary building and entrance identification signage and shall be
no higher than the roof line of the building upon which they are mounted.
8. Each public parking structure shall be allowed one (1) identification sign
above each entrance and exit of the structure. The maximum sign area of each
identification sign shall not exceed thirty (30) square feet. Adjacent
regulatory parking signage does not count toward the maximum sign area.
24
VII. HOAG HOSPITAL PARKING REGULATIONS
A. General
1. Off-street parking for Hoag Hospital shall be provided on -site. Parking may
be on surface lots, subterranean or in parking structures.
2. The design and layout of all parking areas shall be subject to the review and
approval of the City Traffic Engineer and the Public Works Department.
3. Parking lot lighting shall be developed in accordance with City standards and
shall be designed in a manner which minimizes impacts on adjacent land uses.
Nighttime lighting shall be limited to that necessary for security and shielded
down from any adjacent residential area. The plans shall be prepared and
signed by a licensed electrical engineer, with a letter from the engineer stating
that the requirements have been met. The lighting plan shall be subject to
review and approval of the City Planning Department.
B. Requirements for Off -Street Parking
Parking requirements for specific sites shall be based upon the parking criteria established in
Table 2. All parking shall be determined based upon the area allocated to the use categories.
building type and the area allotted to the following functions. Any area that is calculated as part
of the total floor area limitation shall be included in the gross floor area to determine the parking
requirement.
25
TABLE 2
PARKING REQUIREMENTS
Use Category
Outpatient Services (1) (2)
Support (1) (2) (3)
Administrative (1) (2)
Residential Care (2)
Medical Offices (2)
Inpatient (1) (4}
Parking Requirements
2.0 spaces/1,000 square feet
2.31 spaces/1,000 square feet
1.0 space/1,000 square feet
0.0 spaces/1,000 square feet
'1.0 spaces/ 1,000 square feet
5.3 spaces/1,000 square feet
1.0 spaces/1,000 square feet
4.0 spaces/1,000 square feet
1.25 spaces/ 1,000 square feet
2.35 spaces/1,000 square feet
Parking factor based on Traffic Study 2001-002 approved by Planning Commission
Resolution No. 1542.
Parking factor based on DKS Associates Traffic Study, May 1987.
Support Services generates parking demand that is already accounted for in one of the
other categories as determined in Traffic Study 2001-002 approved by Planning
Commission Resolution No. 1542.
Parking requirement is based on current Hoag parking demand.
26
VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS
A. General
1. Detailed landscape and irrigation plans, prepared by a registered Architect or
under the direction of a Landscape Architect, shall be reviewed by the City
prior to issuance of a Certificate of Use and Occupancy. The Landscape Plan
may include a concept for the roofs and the parking structures. Trees shall not
be used, however planter boxes, green roof treatments or trellis systems may
be designed to provide added visual relief of parking structures. All rooftop
or top of parking structure landscaping proposals shall conform to the
building height limits established in this text.
2. Parking lot trees shall be no less than twenty-four (24) inch boxfifteen (15)
gum size.
3. Shrubs to be planted in containers shall not be less than one-(1) five (5) gallon
size. Ground covers will be planted from one (1) gallon containers or from
rooted cuttings.
4. Every effort should be made to avoid using plants with invasive and shallow
root systems.
5. Earth berms shall be rounded and natural in character, designed to obscure
automobiles and to add interest to the site. Wheel stops shall be so placed as
necessary to avoid that damage to trees, irrigation systemsunits ands shrubs
and other planting materials is avoided.
6. Trees in parking lots should be limited in variety. Selection should be
repeated to give continuity. Regular spacing or the introduction of is not
required and irregular groupings may also be considered to add interest and
variety. Care should be exercised to allow plants to grow and maintain their
matureultimate size without restriction.
7. Hcvy cEmphasis shall be placed on the use of native, drought -tolerant, non-
invasive plants on the Lower Campus. On the Upper Campus, naturalized
vegetation selections, as well as those plants allowed on the Lower Campus, will
be emphasized. and naturalized vegetation and the use of Automatically
controlledan irrigation systems shall be designed to avoid surface runoff and
over -watering.
8. Replace and enhance existing trees, shrubs and groundcover in areas altered
by the planned Lower Campus utility upgrade project to improve and unify
Hoag landscaping along the West Coast Highway frontage. Installation would
occur after underground utility installation.
9. To enhance visual quality, safety and erosion control along the Lower
Campus, the north slope above the Lower Campus retaining wall will be
27
regraded to allow shrubs, and ground cover, and a new irrigation system will
be installed.
B. Maintenance
1. All planting areas are to be kept free of weeds and debris and cultivated as
necessary to maintain.
2. Lawn and ground covers areas are to be kept trimmed and/or mowed
regularly.
3. All plantings are to be kept in a healthy and growing condition. Fertilization,
cultivation and tree pruning are to be carried out as part of a regularly
scheduled annual maintenance program.
4. Irrigation systems are to be kept in good working condition at all times. On-
going monitoring, aAdjustments and cleaning of systems are to should be part
of regular maintenance procedures.
5. Stakes, guys and tree ties on trees should be checked regularly for correct
function; ties teshall be adjusted to avoid creating abrasions or girdling of
branches or central leaders. to the stems.
6. Damage to plantings created by vandalism, automobile or acts of nature shall
be corrected within thirty (30) days.
7. Plantings and irrigation are to be maintained in accordance with the approved
plans.
C. Special Landscaped Street
West Coast Highway is designated in the Hoag Hospital Planned Community as a special
landscaped street. A fifteen (15) foot building setback from right-of-way/property line is
required along West Coast Highway. Only driveways, parking and signage structures are
allowed in the setback areas. Parking areas shall be screened from view of West Coast Highway
with landscaped berms.
Approximately 870 linear feet of green screen, which will consist of a combination of
landscaping and/or fencing, will be installed along the Pacific Coast Highway frontage to assist
in the screens of or soften views of the west parking lot from Pacific Coast Highway.
Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All
unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner.
Installed Ttrees size are to be no less -smaller than twenty-four (24) inch box.
D. Villa Balboa Landscape Zone
The project sponsor shall provide a sound wall on Hoag Hospital's property along West Hoag
Drive in the approximate location as shown on Exhibit 4. Said wall shall be installed within 12
months of project approval, subject to issuance of approved permits. The area between the Hoag
28
property line and the wall will be referred to as the Villa Balboa Landscape Zone. This portion
of the Hoag Hospital property will have a specific landscape process. Existing landscaping on
Villa Balboa's side of the wall shall be preserved to the extent feasible or replaced with
specimen plant material as designated on a plan to be approved by the Planning Director after
consultation with the Villa Balboa Community Association. To the extent new plant material is
installed in the Villa Balboa Landscape Zone as required above, Hoag shall maintain such new
plant material r ^ ^a oft o - e after installation4o-ensufe-health5,-growth. Any future
modifications made to said wall and landscaping shall be reviewed and approved by the
Planning Director. The area between the Villa Balboa/Hoag property line and the loading dock
service access road shall be landscaped except for any driveway, walkway, or other hardscape
elements in said area. The purpose of said zonethe landscaping will be to screen and buffer
residential units from hospital activities.
E. Parking Areas
A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas
around building shall not be included in parking area landscape calculations. Planting of trees
may be in groups and need not necessarily be in -regulars spacediig. Alternative landscape
programs may be developed, including perimeter parking area landscaping, berming and
depressing of parking areas to provide additional screening. Alternative landscape programs
shall be subject to the review of the Newport Beach Planning Department.
A rooftop landscaping program may be developed for parking structures and shall be subject to
the review and the approval of the Newport Beach Planning Department.
29
IX. SITE PLAN REVIEW
A. Purpose
The City Council finds that development on the West Coast Highway frontage of the lower
campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport
area as viewed from surrounding arterial roadways. The effect of this section is to establish a
Site Plan Review requirement by the Planning Commission for certain individual projects
which are proposed by the hospital to differ from the setback, horizontal and vertical
articulation requirements as set forth in Section V.D.2. to insure that these projects conform
with the objectives of the General Plan and the Master Plan for Hoag Hospital.
B. Findings
The City finds, determines and declares that the establishment of Site Plan Review procedures
contained in this section promotes the health, safety, and general welfare of the community by
ensuring that the development of Hoag Hospital proceeds in a manner which will not result in
inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways,
inappropriate placement of structures and impairment of the benefits of occupancy and use of
existing properties in the area.
C. Application
Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit
for any new structure or the addition to an existing structure which does not conform to the
provisions of Section V.D.2.
D. Plans and Diagrams to be Submitted
The following plans and diagrams shall be submitted to the Planning Commission for approval:
1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways,
pedestrian ways, off-street parking and off-street loading areas, landscaped
areas, signs, fences and walks. The plot plan shall show the location of
entrances and exits, and the direction of traffic flow into and out of off-street
parking and loading areas, the location of each parking space and loading
space, and areas for turning and maneuvering vehicles. The plot plan shall
indicate how utility and drainage are to be provided.
2. A landscape plan, drawn to scale, showing the locations of existing trees
(proposed to be removed and proposed to be retained); and indicating the
amount, type, and location of any landscaped areas, planting beds and plant
materials with adequate provisions for automatic irrigation.
3. Grading plans when necessary to ensure development properly related to the
site and to surrounding properties and structures.
4. Scale drawings of exterior lighting showing size, location, materials, intensity
and relationship to adjacent streets and properties.
30
5. Architectural drawings, renderings or sketches, drawn to scale, showing all
elevations of the proposed buildings and structures as they will appear upon
completion.
6. Any other plans, diagrams, drawings or additional information necessary to
adequately consider the proposed development and to determine compliance
with the purposes of this chapter.
E. Fee
The applicant shall pay a fee as established by Resolution of the City Council to the City with
each application for Site Plan Review under this chapter.
F. Standards
In addition to the general purposes set forth in sub -section A, in order to carry out the purposes
of this chapter as established by said section, the Site Plan Review procedures established by this
Section shall be applied according to and in compliance with the following standards, when
applicable:
1. The development is in compliance with all other provisions of the Planned
Community Development Criteria and District Regulations (P-C Text);
2. Development shall be compatible with the character of the neighborhood and
surrounding sites and shall not be detrimental to the orderly and harmonious
development of the surroundings and of the City;
3. Development shall be sited and designed to maximize the aesthetic quality of
the project as viewed from surrounding roadways and properties, with special
consideration given to the mass and bulk of buildings and the streetscape on
West Coast Highway;
4. Site plan and layout of buildings, parking areas, pedestrian and vehicular
access ways, landscaping and other site features shall give proper
consideration to functional aspects of site development.
G. Public Hearing - Required Notice
A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall
be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses
from the last equalized assessment roll or, alternatively, from such other records as contain more
recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior
boundaries of the subject property. It shall be the responsibility of the applicant to obtain and
provide to the City the names and addresses of owners as required by this Section. In addition to
the mailed notice, such hearing shall be posted in not less than two (2) conspicuous places on or
close to the property at least ten (10) days prior to the hearing.
H. Action by the Planning Commission
If all applicable standards established by this Section are met, the Planning Commission shall
approve the development. Conditions may be applied when the proposed development does not
31
comply with applicable standards and shall be such as to bring said development into
conformity.
If the development is disapproved, the Commission shall specify the standard or standards that
are not met.
A Site Plan Review decision of the Planning Commission shall be subject to review by the City
Council either by appeal, or upon its own motion, or upon the request of the Commission. The
action of the Commission on any Site Plan Review shall be final and effective twenty-one
(21) days following the Commission action thereon unless, within the twenty-one (21) day
appeal period an appeal in writing has been filed by the applicant, or any other person, the
Commission has requested a review of its decision, or unless the City Council, not more than
twenty-one (21) days after the Commission action, on its own motion, elects to review and act
on the action of the Commission, unless the applicant consents to an extension of time. The City
Council may affirm, reverse or modify the decision. Such action by the City Council shall be
final.
I. Appeal to the City Council
Any Site Plan Review decision of the Commission may be appealed to the City Council by the
applicant or any other person, at any time within twenty-one (21) days after the date of the
Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in
duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the
appeal is based and shall be accompanied by a fee as established by Resolution of the City
Council.
J. Action by the City Council
An appeal shall be heard and acted on by the City Council within sixty (60) days of filing a letter
of appeal, and the City Council may affirm, reverse or modify the decision of the Commission.
The decision of the City Council is final.
K. Expiration and Revocation of Site Plan Review Approvals
1. Expiration. Any Site Plan Review granted in accordance with the terms of
this Title shall expire within twenty-four (24) months from the date of approv-
al if a building permit has not been issued prior to the expiration date and
subsequently construction is diligently pursued until completion, unless at the
time of approval the Planning Commission has specified a different period of
time.
2. Violation of Terms. Any Site Plan Review granted in accordance with the
terms of this Title may be revoked if any of the conditions or terms of such
Site Plan Review are violated or if any law or ordinance is violated in
connection therewith.
3. Hearing. The Planning Commission shall hold a hearing on any proposed
revocation after giving written notice to the permittee at least ten (10) days
prior to the hearing, and shall submit its recommendations to the City
32
Council. The City Council shall act thereon within sixty (60) days after
receipt of the recommendation of the Planning Commission.
33
Exhibit "C"
Insert Draft Development Agreement Amendment