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Home My WebLink AboutB2005-2059 - MiscMODIFICATION PERMIT NO. MD2005-091 (PA2005-200) PLANNING DEPARTMENT < 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92683 (949) 644-3200 FAX (949) 6443229 September 12, 2005 Hoag Memorial Hospital Presbyterian Attn: Langston Trigg, Vice President Facilities Design & Construction One Hoag Drive P.O. Box 6100 Newport Beach, CA 92658-6100 Application No: Applicant: Address of Property Involved: Legal Description: 7-1 HCOribr stECEIV-61% SEP 2 0 2005 FACILI I itb UtsaGN CONSTRUCTION Staff Person: Javier 5. Garda, 644-3206 Appeal Period: 14 days after approval date Modification Permit No. MD2005-091 (PA2005200) Hoag Memorial Hospital Presbyterian One Hoag Drive APN 423-011 25, 28 and 30 Approved as Requested: The Zoning Administrator approved the applicant's request, as presented, to allow a modification to the Hoag Hospital Planned Community District Sign Regulations for the increased size and number of project signage throughout the hospital campus. The sign program, as presented, is for project identification and for traffic/pedestrian circulation and way -finding purposes. A majority of the signs are visible from the interior of the hospital campus only. The exterior project -identification signs are located on the new tower building, facing streets and at street entries on Newport Boulevard, West Coast Highway, and Hospital Road; and the locations overlooking Newport Boulevard. The project identification signs will generally be located on retaining and block walls that range in height from 4- to 6-feet-high and way -finding signs range between 4- to 10-feet-tall and up to 5-feet-wide. The property is located in the PC (Hoag Memorial Hospital Presbyterian Planned Community' District. On September 12, 2005, the Zoning Administrator approved the application as requested based on the following findings and subject to the following conditions. 9 �^ In .this case, the Zoning Administrator determined that the proposal would not be detrimental to persons, property or improvements in the neighborhood. The modification; as approved, would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code based on the following findings: FINDINGS: 1. The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designate the site for "Governmental, Educational and Institutional Facilities" uses. The existing hospital facility is consistent with this designation. The signage structures are accessory to the primary use. 2. This project has been reviewed, and it has been determined that it. is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities) and Class 11 (Accessory Structures). 3. The modification to the Zoning Code, as proposed, would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, and more specifically, the Hoag Memorial Hospital Presbyterian Planned Community District Regulations and the provisions of Chapter 20.67 of the NBMC. It is a logical use of the property that would be precluded by strict application of the zoning requirements for this District for the following reasons: • The purpose of this sign program is to provide a comprehensive inventory and uniform design standards for all primary and secondary identification signs as well as vehicular and pedestrian directional signage to be located on the hospital campus. • The proposed sign program is consistent with the purpose and intent Of the Planned Community District Regulations, which is to provide uniform design standards for adequate, consistent and aesthetically pleasing signage on campus. 4. In accordance with the provisions of Chapter 20.93, the granting of this application is necessary due to practical difficulties associated with the property. The strict application of the Zoning Code results in physical hardships that is inconsistent with the purpose and intent of the Zoning Code for the following reasons: • The hospital campus is comprised of more than 37 acres, consisting of an upper campus for in -patient facilities and a lower campus for out -patient facilities. The proposed sign program is a reasonable design solution for the large and irregularly shaped campus. September 12, 2005 I:\USERS\PLN\Shared\PA's1PAs - 20051PA2005-2001MD2005-091 Appr.doc Page 2 • The Planned Community District Regulations limit the number of primary identification signage to a single ground -mounted sign or two single -faced, gateway -entry signs per street frontage. In addition to two entry -gateway signs at the entrance to -the upper campus on Hospital Road and the lower campus on West .Coast, Highway, a ground -mounted sign will be located at the southwest comer of Hospital Road and Newport Boulevard, and the southbound Newport Boulevard interchange at West Coast Highway. All primary identification signs will be less than the maximum height and sign area allowed by the Planned Community District Regulations. • A secondary identification sign, that is approximately 52 square feet in area, will be located within the upper campus for purposes of identifying the main entrance to the hospital. This sign exceeds the 35 square foot maximum sign area allowed by the Planned Community District Regulations, but is reasonable given the size of the hospital campus. 5. _ ..In accordance with the provisions of Chapter 20.93, the requested modification will be compatible with existing development(s) in the neighborhood for the following reason: • All of the signage approved by this sign program will be of a uniform design coordinated with the architectural style and appearance of the hospital campus. 6. In accordance with the provisions of Chapter 20.93, the granting of this Modification Permit will not adversely affect the health or safety of persons residing or working in the neighborhood of the property and not be detrimental to the general welfare or injurious to property or improvements in the neighborhood based on the following: • The primary and secondary identification signs will be externally illuminated and the lighting source will be directed on the signs only. The vehicular and pedestrian directional signage -located within the campus- will be internally illuminated. All lighting will be illuminated at a level so as to mitigate any affect to the surrounding neighborhood. • The various signs approved by this sign program are all self-contained on the hospital campus and will not adversely affect the health and safety of persons residing or working in the area. • The sign program will provide an effective method of communication to improve the flow of vehicle and pedestrian traffic on campus, as well as vehicles entering and exiting the campus. September 12, 2005 I:\USERSIPLN1Shared\PA's1PAs - 20051PA2005-200\MD2005-091 Appr.doc Page 3 7. The proposed signage will not affect the flow of air or light to adjoining residential properties because: • The primary identification signs are located at the project entries to the upper and lower campus of the hospital. • The secondary identification sign and vehicular and pedestrian directional signage are within the interior of the upper and lower campus. 8. The proposed signage will not obstruct public views from adjacent public roadways or parks because: • There are no public views through or across the subject property that are affected by the proposed project. CONDITIONS: 1_ The development shall be in substantial conformance with the approved plot plan, floor plans and elevations, except as noted in the following conditions. 2. Anything not specifically approved by this Modification Permit is prohibited and must be addressed in a separate and subsequent Modification Permit review. 3. The sign program approved by the Modification Permit shall be as presented in the revised plans dated July 27, 2005, with respect to the location, sign area, height and number. 4. This approval was based on the particulars of the individual case and does not, in and of itself or in combination with other approvals in the vicinity or Citywide, constitute a precedent for future approvals or decisions. 5. A copy of this approval letter shall be incorporated into the Building Department and field sets of plans prior to issuance of the building permits. 8. A building permit shall be obtained for the applicable signage prior to commencement of the construction. 7. The final location of the signs shall be reviewed by the City Traffic Engineer and shall conform to City Standard 110-L to ensure that adequate sight distance is provided. 8. This -approval shall expire unless exercised within 24 months from the approval date, as specified in Section 20.93.055 of the Newport Beach Municipal Code. Prior to the expiration date of this approval, an extension may be approved in accordance with Section 20.93.055 (B) of the Newport Beach Municipal Code. Requests for an extension must be in writing. September 12, 2005 I:\USERSIPLN\Shared\PA's1PAs - 20051PA2005-2001M02005-091 Appr.doc Page 4 CITY OF NEWPORT BEACH BUILDING DEPARTMENT 3300 NEWPORT BLVD. P.O BOX 1768, NEWPORT BEACH, CA 92658-8915 (949) 644-3275 PLAN CHECK REPORT Project Address: i %c a,c-c . Date: 4.- 21 - o Plan Check No.: 1552-O5PIan Check Engineer: lavA, GraVZ rnAhPhone: 9 y9- E,4-}qi -32$ ) Applicant to indicate in column at right where the correctiop was made on the plans. No. Correction Location on Plans l . 2, s• hqr Q t1 of r� d �.G. B�r X d Q.6 s�L cr. 4�� \q S to 3�a o., .4-&i%n IL11 anc� yErucb.rau( QQ°n, �yJ4 ca4ay1- ,g� of a••,j sack s1/4o a�crrs�, Se" . kaLQ .. 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