The URL can be used to link to this page

Home My WebLink About2.0_Newport Irvine Medical Center_Staff Presentation_PA2024-0070NEWPORT IRVINE MEDICAL CENTER SITE DEVELOPMENT REVIEWSTAFF APPROVALTRAFFIC STUDY (PA2024-0070) Planning Commission Public Hearing, January 23, 2025 Daniel Kopshever, Assistant Planner Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) PROJECT LOCATION 2 American Institute of Architects Newport Irvine Medical Center Proposed Parking Structure Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) VICINITY MAP AND LAND USE 3 Golf Course (County Jurisdiction) Project location Golf Course & Restaurant Apartments Single Family Residences Multi-tenant Offices Multi-tenant Offices Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) PROJECT DESCRIPTION 4 Existing Proposed Gross Floor Area 79,581 sq. ft.78,229 sq. ft. FAR 0.56 0.55 Building Height 38’41’6” to 45’ On-Site Parking 270 331 On-Site Parking Required 392 (Required by Zoning Code) Parking Waiver 61 Space Waiver (15.5% of Zoning Code Requirement) Convert an existing three-story office building to medical office, major exterior remodel, and construct a 202 space, three-story, parking garage with solar canopy •New atrium •Removing floor area (open lobby & stairs) •New parapets •Façade improvements •Landscaping Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) PROJECT APPROVALS 5 •Major Site Development Review: 41.5-foot decorative building parapet, 45-foot atrium parapet •Staff Approval: 61-space (15.5%) parking waiver •Traffic Study: 1,496 new average daily trips (ADTs) Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) KEY SITE DEVELOPMENT REVIEW FINDINGS 6 •Compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments •Additional project amenities beyond those that are otherwise required (landscaping, open space) •Increased height will not result in undesirable or abrupt scale changes •Architectural design of the project provides visual interest •Protection of significant views from public right(s)-of-way Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) EXISTING VIEW FROM IRVINE AVENUE 7 Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) RENDERING OF PROPOSED PROJECT 8 Glass frontage Cantilevered Canopy Beige fiber cement panels Aluminum Composite panels New Curtain Wall System w/ dark bronze mullion Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) SCALE AND COMPATIBILITY 9 Atrium parapet, 45’ Parking structure, 28’ 3” New Landscaping Building parapet, 41’-6” Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) SETBACKS AND OPEN SPACE 10 American Institute of Architects Newport Irvine Medical Center Proposed Parking Structure 39’ 25’2’ 10’ •Setbacks provided substantially exceed requirements •Office building concentrated towards center of property •56% of lot remains undeveloped Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) HEIGHT COMPARISON 11 Project location 37’ 35’ 32’ / 37’ Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) HEIGHT COMPARISON 12 20251 - 20271 Acacia Ave Subject Property •Irvine Avenue at lower elevation •Acacia Avenue development built on elevated pad Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) PARKING WAIVER 13 •Medical parking rate of 1 per 200 square feet results in 392 space requirement •Project provides 331 spaces •Applicant retained RK engineering for parking study •Analyzed two non-urgent care, medical office locations of comparable size and uses •Parking Study estimates peak parking demand of 3.94 spaces per 1000 square feet of floor area, resulting in a parking requirement of 309 spaces •Project provides adequate parking provided that recommendations of parking study and parking management plan are implemented Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) TRAFFIC STUDY 14 •Average Daily Trips (ADTs) forecasted to increase by 1,496 •Project causing more than 300 ADTs requires approval of a traffic study •Traffic Impact Analysis (TIA) prepared by Ganddini Group Inc •TIA included 15 study intersections •Project will not result in an unsatisfactory Level of Service •No improvements or mitigation are necessary Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) CHANGES TO RESOLUTION 15 •Correct any scrivener’s errors including updating date of approval of UP1939 •Remove COA #51: Balcony no longer included in design •Modify COA #6: Employees shall be required to park on-site. Employee parking spaces shall always be accessible for employee vehicles and shall not be used for vehicle storage or display, customer parking, or any other use. Employees shall not park on Orchard Drive, Irvine Avenue, or any nearby public parking spaces Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) CHANGES TO RESOLUTION 16 •Add COA: The Applicant is required to implement the recommendations of the parking management plan included in the December 12, 2024, parking study prepared by RK Engineering Group. Emergency Health Facilities as defined in Chapter 20.70 of the Newport Beach Municipal Code may be allowed subject to the review and approval by the Community Development Director and based on information that demonstrates parking supply is adequate to meet expected parking demand. Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) RECOMMENDED ACTION 17 •Conduct a public hearing; •Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 32 (In-Fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and •Adopt Resolution No. PC2025-003 approving a Site Development Review, Staff Approval, and Traffic Study pursuant to PA 2024-0070 (Attachment No. PC 1) Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070) QUESTIONS AND DISCUSSION Planning Commission Public Hearing, January 23, 2025 18 Planning Commission - January 23, 2025 Item No. 2c - Additional Materials Presented at the Meeting Newport Irvine Medical Center (PA2024-0070)