HomeMy WebLinkAbout2008-9 - Amending the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (Planned Community Development Plan Amendment No. 2007-001)ORDINANCE NO. 2008-9
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH AMENDING THE HOAG
MEMORIAL HOSPITAL PRESBYTERIAN PLANNED
COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT
REGULATIONS (PLANNED COMMUNITY
DEVELOPMENT PLAN AMENDMENT NO. 2007 -001).
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
Amendment No. 2007 -001 (PA 2007 -073) referred to as the Hoag Master Plan Update
that would apply to the 38 -acre, Hoag Hospital campus located at One Hoag Drive in
the City of Newport Beach ("Property"); and
WHEREAS, the application seeks approval of an amendment to an existing
Planned Community Development Plan that sets forth use, operational and
development regulations for the Property and was approved by the City in 1992 by
Ordinance No. 92 -3 and amended in 2002 by Ordinance No. 2002 -17 that implements
the General Plan; and
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 and the full
administrative record. 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 the hearing. At the conclusion of the
hearing and after considering the evidence and arguments submitted by the City staff,
Hoag Memorial Hospital Presbyterian, and all interested parties, the Planning
Commission adopted; (1) Resolution No. 1752 recommending certification of a
Supplemental Final Environmental Impact Report (SCH# 19910071003) prepared for
the application, and (2) Resolution No. 1753 recommending approval of General Plan
Amendment No. 2007 -005, Planned Community Development Plan Amendment No.
2007 -001 and Development Agreement Amendment No. 2007 -001 (PA'2007 -073); and
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on April 16, 2008, to consider the
recommendation of the Planning Commission; and
WHEREAS, the City Council finds that:
1. The amended Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations provides suitable and adequate
standards including those relating to uses, development limits, building height
limits, setbacks, parking, landscaping, screening, signs, lighting, and noise
control.
2. The amended Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations is consistent with Municipal Code
Section 20.35.050(C), which mandates the requirements of a Planned
Community Development Plan.
3. The amended Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations is compatible with the objectives,
policies, general land uses, and programs specified in the General Plan and does
not create any direct conflict with the General Plan. The Hoag Memorial Hospital
Presbyterian Planned Community Development Criteria and District Regulations
is, therefore, consistent with the General Plan. More specifically, the General
Plan Policy LU 6.1 calls for, "A diversity of governmental, institutional,
educational, cultural, social, religious, and medical facilities that are available for
and enhance the quality of life for residents and are located and designed to
complement Newport Beach's neighborhoods." Strategy 6.1.5 states that the
City will, "Support Hoag Hospital in its mission to provide adequate facilities to
meet the needs of area residents. Work with the Hospital to ensure that future
development plans consider its relationship to and assure compatibility with
adjoining residential neighborhoods and mitigate impacts on local and regional
transportation systems." City of Newport Beach, Cal., General Plan 2006 Update,
at 3 -63 and 3-64 (July 25, 2006). The Hoag Memorial Hospital Presbyterian
Planned Community Development Criteria and District Regulations is compatible
with General Plan Policy LU 6.1 and strategy 6.1.5 because it provides for
greater flexibility for development to meet the community's health care needs
while not impacting local or regional transportation networks as shown by the
traffic impact analysis prepared for the application and provides for increased
noise mitigation between Hoag and Villa Balboa, an adjacent residential
community.
4. In accordance with the California Environmental Quality Act (CEQA) (Cal. Pub.
Res. Code § §21000, et seq.) and its implementing State regulations (CEQA
Guidelines) (14 Cal. Reg. § §15000, et seq.), the City of Newport Beach prepared
Final EIR No. 142 which was certified by the City of Newport Beach in 1992.
Final EIR No. 142 was prepared to address the potential environmental effects
associated with the Hoag Hospital Master Plan development program. Final EIR
No. 142 addressed potential environmental effects associated with the phased
reconstruction and development of the Upper Campus and the development of
the Lower Campus. Final EIR No. 142 included a supplemental EIR volume
(Final EIR No. 142, Volume V), which was prepared in accordance with CEQA
Guidelines §15163, provided clarifications to the EIR and project, and was
distributed before Final EIR No. 142 was certified.
5. A Supplemental Final Environmental Impact Report (SCH No. 19910071003)
was prepared in accordance with 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 SEIR is to analyze the potential impacts of the proposed changes to the
Hoag Hospital Master Plan development program. The City Council considered
and certified the Supplemental Final Environmental Impact Report on April 16,
2008 by adopting certain CEQA Findings of Facts and a Statement of Overriding
Circumstances contained within Resolution No. 2008 -27, which are hereby
incorporated by reference.
WHEREAS, the City Council finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages which
may be awarded to a successful challenger.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: Planned Community Development Plan Amendment No. 2007 -001
specified in the Hoag Memorial Hospital Presbyterian Planned Community Development
Criteria and District Regulations (Exhibit A) is approved. Use and development of the
Property shall conform to Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations.
SECTION 2. To the fullest extent permitted by law, Hoag shall indemnify, defend
and hold harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs and expenses (including without limitation, attorney's fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any
manner relate (directly or indirectly) to City's approval of this Amendment to
Development Agreement No. 5 including, but not limited to, the approval of the Planned
Community Text and/or the City's related California Environmental Quality Act
determinations, the certification of the Supplemental Environmental Impact Report, the
adoption of a Mitigation Program, and/or statement of overriding considerations for this
Project. This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in
connection with such claim, action, causes of action, suit or proceeding whether
incurred by Hoag, City, and/or the parties initiating or bringing such proceeding. Hoag
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to
the indemnification requirements prescribed in this condition.
SECTION 3: The amended Hoag Memorial Hospital Presbyterian Planned
Community Development Criteria and District Regulations shall not go into effect until
the City Council approves or adopts all of the following: (1) General Plan Amendment
No. 2007 -005; and (2) Development Agreement Amendment No. 2007 -001.
SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. This Ordinance shall be published once in the official newspaper of
the City, and the same shall become effective thirty (30) days after the date of its
adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on 22nd day of April, 2008, and adopted on the 13th day of
May, 2008, by the following vote, to wit:
AYES, COUNCIL MEMBERS Henn, Rosansky, Daigle,
Curry, Gardner, Mayor Selich
NOES, COUNCIL MEMBERS
None
ABSENT COUNCIL MEMBERS Webb
MAYOR
ATTEST:
CITY CLERK
b�
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
PLANNED COMMUNITY
DEVELOPMENT CRITERIA
AND
DISTRICT REGULATIONS
Recommended for Approval
by the Planning Commission
March 20, 2008
Adopted by the City Council
City of Newport Beach
Ordinance No. 2008 -10
May 13, 2008
FINAL_Hoag—PC_041808a.DOC
A
Hoag Memorial Hosphd Presbyterian Planned Community Development Criteria and District Regulations
TABLE OF CONTENTS
FlNAL_Hoag_PC_041808a.D0C
Page
Number
I.
INTRODUCTION
I
II.
GENERAL NOTES
2
III.
DEFINITIONS
3
IV.
DEVELOPMENTPLAN
5
V.
DISTRICT REGULATIONS
10
VI.
HOAG HOSPITAL SIGN PROGRAM
21
VII.
HOAG HOSPITAL PARKING REGULATIONS
23
VIII.
HOAG HOSPITAL LANDSCAPE REGULATIONS
24
IX.
SITE PLAN REVIEW.
27
FlNAL_Hoag_PC_041808a.D0C
Hoag Memorial Hospttd Presbyterian Planned Community Development Criteria and District Regulations
LIST OF EXHIBITS
LIST OF TABLES
1. BUILDING AREA STATISTICAL ANALYSIS 9
2. PARKING REQUIREMENTS 23
FINAL Hoap.PC_041808&DOC
Page
Number
1.
PLANNED COMMUNITY SITE AND BOUNDARY MAP
7
2.
VEHICULARACCESS
8
3.
DEVELOPMENT CRITERIA
14
4.
PROPOSED SOUND WALL LOCATION PLAN
19
5.
LOADING DOCK AREA LOCATION
20
6.
LANDSCAPE MATRIX
32
7.
LOWER CAMPUS LANDSCAPE IMPROVEMENT PLAN
33
8.
COAST HIGHWAY LANDSCAPE SCREEN
34
LIST OF TABLES
1. BUILDING AREA STATISTICAL ANALYSIS 9
2. PARKING REQUIREMENTS 23
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Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
L 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.
FINAL_Ho g_PC 041808a.DOC
Haag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
H. GENERAL NOTES
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.
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 designed utilizing compatible architectural
materials on the Lower Campus. 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 Department 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 commence within thirty (30) days of the completion of
grading.
FINAL _Hoag_PC_041808a.DOC
Hoag Memorial Hospital Presbyterian Planned Comm mly Development Criteria and District Reppladons
III. DEFINITIONS
Building Elevation:
I. 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 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:
I. Area of a building utilized for stairwells and elevator shafts on levels other than the fast
level of a building in which they appear;
2. Area of a medical building, that is not used for general or routine occupancy but rather is
for interstial or mechanical occupancies, that measures less than 19 feet from finished
floor to ceiling;
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:
I. 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.)
FINAL Hoag_PC 001808a.DOC
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
2. Natural - the elevation of the ground surface in its natural state before man -made
alterations.
3. Existing - the current elevation of ground surface.
Inpatient Uses: Hospital patient services which require 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 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.
Streets: Reference to all streets or rights -of -way within this ordinance shall mean dedicated
vehicular rights -of -way.
FINAL Hoag_PC_041808a.DOC 4
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
N. DEVELOPMENT PLAN
Proiect 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 to the west. The Lower Campus is located north of West Coast Highway, south of the
Sunset View linear and consolidated park and Villa Balboa Condominiums, west of Newport
Boulevard and east of Superior Avenue. It contains approximately 37.38 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 year 2017, 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.
Access to the Lower Campus will be from West Coast Highway and 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 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.
Implementation, Program EIR and Subsequent Project Specific Approvals
Hoag has acknowledged that the Environmental Impact Report prepared for the development and
implementation of the Hoag Master Plan pursuant to this Planned Community Development Plan
is a "Program EIR." The City has prepared and certified two program Environmental Impact
Reports - Hoag Hospital Master Plan Final Program EIR (Final EIR No. 142) and a
Supplemental EIR for the Master Plan Update (SCH #1991071003). The EIRs analyze the
impacts of construction phased over time and, pursuant to CEQA, the City is under a continuing
FINAL_ Hwg_PC_041808aDOC 5
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regtrlattans
obligation to analyze Hoag's requests for Project Specific Approvals to ensure the environmental
impacts associated with the requests were fully addressed in the EIRs. Subsequent environmental
documentation is required if this analysis reveals environmental impacts not fully addressed in
the program EIRs, identifies new impacts, or concludes the specific request is not consistent with
the project described in the EIRs. Hoag acknowledges the right and obligation of the City and
the Coastal Commission or its successor agency to impose additional conditions as the result of
the subsequent environmental analysis required by CEQA.
FINAL_Hoag_PC_041808a.DOC 6
UPPER CAMPUS
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Note. Buildings labeled for identification purposes only
PLANNED COMMUNITY SITE AND BOUNDARY
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PARKING
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4—
100 0 100 200
SCALE: 1" -200'
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LEGEND
PRIMARY ACCESS (SIGNAI IZED)
SECONDARY ACCESS
DPRIMARY
ROADWAYS
SECONDARY DRIVEWAYAND SERVICE
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Note: Buildings labeled for Idemificadon purposes only
VEHICULAR ACCESS
�I 1
NORTH
100 0 100 200
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SCALE:10 -200'
REVISED
N
9
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and Dahict Regulations
TABLE 1
BUILDING AREA STATISTICAL ANALYSIS
TOTAL OF LOWER CAMPUS & UPPER CAMPUS BUILDING AREAS -
MAximum ALLOWABLE: 1,343,238 SQUARE -FEET
' As of the date of adoption.
2 Up to 225,000 square-feet can be transferred from the Lower to the Upper Campus
' Demolition of some existing structures on the Upper Campus will occur to ensure maximum square-feet will not
exceed 1,343,238 square -feet
FINAL _Hoag_PC_04I808a.DOC 9
Maximum
Allowable
Net
Allowable
Site Area
Building Area
Existin t
Remaining
765,349 sq. ft.
765,349 sq. ft.
698,121 sq. ft.
67,228 sq. ft.
990,349 sq. ft.2
w
862,815 sq. ft.
577,889 sq. ft.
188,149 sq. ft.
389,740 sq. ft.
577,889 sq.1
O
a
H
1,618,164 sq. ft.
1,343,238 sq. ft.
886,270 sq. ft.
456,968 sq. ft.
1,343,238 sq. ft.3
O
' As of the date of adoption.
2 Up to 225,000 square-feet can be transferred from the Lower to the Upper Campus
' Demolition of some existing structures on the Upper Campus will occur to ensure maximum square-feet will not
exceed 1,343,238 square -feet
FINAL _Hoag_PC_04I808a.DOC 9
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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. 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
Lower Campus
a. Hospital facilities, including, but not limited to:
(1) Outpatient services:
(a)
Antepartum Testing
(b)
Cancer Center
(c)
Skilled Nursing
(d)
Rehabilitation
(e)
Surgery Center
(f)
Clinical Center
(g)
Day Hospital
(h)
Back and Neck Center
(i)
Biofeedback
0)
Breast Imaging Center
(k)
Dialysis
(1)
EEG/EMG/NICE Laboratory
(m)
First Aid Center
(n)
Fertility Services
(o)
G.I. Laboratory
(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
(y)
Respiratory Therapy
(z)
Sleep Disorder Center
(aa)
Speech Therapy
(bb)
Ultrasound
(cc)
Urgent Care
FINAL_Hoag_PC_041808a.D0C 10
Hoag Memorial Hospital Presbyterian Planned Co»umrnity Development Criteria and District Regulations
(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
0) 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
" Parking structures or decks do not count toward square - footage
HNAL_Hoag_PC_041808aD0C I I
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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) Inpatient uses including, but not limited to:
(a)
Critical Care
(b)
Emergency Department
(c)
Birthing Suites
(d)
Cardiology
(e)
Cardiac Care Unit
(f)
Intensive Care Unit
(g)
Mother/Baby Unit
(h)
Surgery
(i)
Laboratory
6)
Pharmacy
(k)
Patient Beds
(2) Outpatient services as allowed on the Lower Campus
(3) Administrative uses as allowed on the Lower Campus
(4) Support services as allowed on the Lower Campus
(5) Residential care as allowed on the Lower Campus
(6) Heliport (subject to Conditional Use Permit)5
b. Accessory uses normally incidental to hospital development.
C. Temporary structures and uses, including modular buildings.
s Does not count toward square- footage
FINAL _Hoag_PC_041808a.DOC 12
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regaladons
B. Prohibited Uses
Lower Campus
a. Emergency Room
b. Heliport
C. Conversion of mechanical or structural spaces to uses that allow general or
routine occupancy
2. Upper Campus
a. Conversion of mechanical or structural spaces to uses that allow general or
routine occupancy
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:
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.
RNAL_Hoag_PC_041808a.DOC 13
LEGEND
HEIGHT ZONES UPPER CAMPUS ZONES
wROBA..rIS.ABr _
TOWER ZONE- MAXIMUM BUILDING HEIGHT �.. _ •
235' ABOVE MEAN SEA LEVEL
I4i— _
I - - - HOSPITAL ROAD
y�, ••'i' MIDRISE 20NE- MAXIMUM BUILDING HEIGHT \��,
140' ABOVE MEAN SEA LEVEL ✓ _ _`
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DEVELOPMENT CRITERIA PLAN EXHIBIT3
HOAG MEMORIAL HOSPITAL PRESBYTERIAN 08.20.08
REVISED 01.22.08
14
Hoag Memorud Hospital Presbyterian Planned Community Development Criteria and Distrito Regulations
D. Building Setbacks
Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3.
I. Setbacks will be provided along property boundaries adjacent to the Villa Balboa
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:
Ist Floor: Up to eighteen (18) feet in height no additional articulation is required.
If the Ist 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:
Ist Floor: Uplo eighteen (18) feet in height no additional articulation is required.
If the Ist floor exceeds eighteen (18) feet in height, it shall be subject to the
articulation requirements of the 2nd Floor.
FINAL_Hmg_PC_041808a.DOC 15
Hoag Memorial Hospital Presbyterian Planned Community Developmenl Criteria and District Regulations
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.
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).
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. Li htin
The lighting systems shall be designed and maintained in such a manner as to shield 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.
Minor rooftop equipment, necessary for operating purposes, will comply with all building height
criteria, and shall be designed and screened to blend into the building roof using materials
compatible with roofing materials.
FMAL_HoagPC_041808a.DOC 16
Hoag Memorial Hospital Presbyterian Planned Community Depedopment Criteria and District Regulations
G. Signs
All signs shall be as specified under the Hoag Hospital Sign Program, Part V1.
H. Parkin
All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations
1. Landscape
All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII
J. Mechanical and Trash Areas
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 and immediately adjacent residential properties.
K. West Hoag Drive Circulation Limitations
The project sponsor shall continue to limit the use of that portion of West Hoag Drive adjacent to
residential uses located on the Upper Campus. Deliveries to loading areas shall not occur 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.
L. Loading Dock
The project sponsor shall provide a sound wall along West Hoag Drive as shown in the approximate
location on Exhibit 4. Said wall shall be installed within 12 months of project approval, subject to
issuance of required permits. To the maximum degree feasible, the sound wall shall be
constructed to retain existing vegetation, which serves as a visual screen. Please refer to Section
VIII, D. for additional landscaping requirements related to the sound wall. Mitigation measures to
reduce the noise levels in the Loading Dock Area shall be incorporated into the design and
operations of the hospital; such mitigation shall 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.
FINAL_ Hoag_PC_041808a.DOC 17
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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. Refer to Exhibit 5, Loading
Dock Area Location, for the location.
The applicable noise standard at the Hoag Hospital property line adjacent to the
Loading Dock Area shall be as follows:
7AM -10 PM IOPM -7AM
Daytime Nighttime
Leq (15 min) 65 dBA 55 dBA
2. Within the Loading Dock Area during daytime hours, vehicles shall be exempt
from applicable noise standards as listed above.
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.
FINA1_H0ag_PC_041808a.DOC 18
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• Existing Fence
— — Property Line
— Easement Line
— — — — — — — 18.5' High Wall
23' High Wall
17' High Wall
••••••••••••••• 14'HighWall
NOTE: Sound Wall is approximately 470 Linear Feet.
Sound Wall height measured from
adjacent roadway surface.
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SOUND WALL LOCATION PLAN
HOAG MEMORIAL HOSPITAL PRESBYTERIAN April 3, 2008 0 40 80
EXHIBIT 4
LEGEND
PROPERTY LINE AS IDENTIFIED IN SECTION M.1., DISTRICT REGULATIONS
LOADING DOCK AREA AS IDENTIFIED IN SECTION M.2., DISTRICT REGULATIONS
UPPER CAMPUS
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20
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
VI. HOAG HOSPITAL SIGN PROGRAM
A. Pumose and Intent
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
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 mounted as is
appropriate to the architectural design features of said building or facility.
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.
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 way finding 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
FINAL_ Hoag_PC_041808a.DOC 21
Hoag Memorial Hospftaf Presbyterian Planned Community Development Criteria and District Regulations
boundary perimeter wall, subject to the same number and area 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
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) 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 (1 1) feet average height above finished grade.
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, 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.
On the Lower Campus, two (2) building- mounted identification signs will be
allowed per structure and shall not be placed so as to directly face the Villa
Balboa 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.
FINAL Hoag PC_041808a.DOC 22
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
VII. HOAG HOSPITAL PARKING REGULATIONS
A. General
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 Parkine
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.
Use CateRory
Outpatient Services
Support
Administrative
Residential Care
Medical Offices
Inpatient
TABLE 2
PARKING REQUIREMENTS
Parkins; Requirements
2.31 spaces /1,000 square feet (1)
0.0 spaces /1,000 square feet (1)(2)
5.3 spaces/1,000 square feet (1)
1.0 spaces/1,000 square feet (3)
4.0 spaces /1,000 square feet (3)
2.35 spaces/1,000 square feet (1)
(1) Parking factor based on parking analysis prepared by Linscott, Law & Greenspan dated October 15, 2001
for Traffic Study 2001 -002 approved by Planning Commission Resolution No. 1542.
(2) Support Services generates parking demand that is accounted for in one of the other categories.
(3) Parking requirements based upon a study prepared by LSA Associates dated September 27, 1991.
FINAL_Hoag_PC 0418083.DOC 23
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
VIII. HOAG HOSMAL 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 shall
include a concept for rooftop parking and parking structures if proposed for the
Lower Campus. Trees shall not be used, however planter boxes, green roof
treatments or trellis systems shall be designed to provide added visual relief of
rooftop parking or 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 box size.
3. Shrubs to be planted in containers shall not be less than 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 damage to trees, irrigation systems, shrubs and other planting
materials.
6. Trees in parking lots should be limited in variety. Selection should be repeated to
give continuity. Regular spacing or the introduction of irregular groupings may
also be considered to add interest and variety. Care should be exercised to allow
plants to grow and maintain their mature size without restriction.
7. Emphasis 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. Automatically controlled irrigation systems shall be designed to
avoid surface runoff and over - watering.
8. Installation and maintenance of landscape, screening and irrigation systems per
Exhibit #6, Exhibit #7 and Exhibit #8. All improvements shall be shown on
landscape and irrigation plans to be reviewed and approved by the Planning
Department and which shall be in substantial compliance with the Exhibits #6, #7
and #8. Hoag shall complete all of the improvements within the timelines set
forth in Exhibit #6.
FINAL_Hmg_PC 041808a.D0C 24
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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 cover 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 carved 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, adjustments and cleaning of systems are to be part of regular
maintenance procedures.
5. Stakes, guys and tree ties on trees should be checked regularly for correct
function; ties shall be adjusted to avoid creating abrasions or girdling of branches
or central leaders.
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 Landscaued 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.
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 trees are to be no smaller than twenty -four (24) inch box.
D. Villa Balboa Landscaae Zone
The area between the Hoag property line and the sound wall will be referred to as the Villa
Balboa Landscape Zone. This portion of the Hoag Hospital property will have a specific
landscape process to ensure consultation with Villa Balboa on the planting and maintenance of
the area. 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. The plan
FINAL _Hoag_PC_041808a.DOC 25
Hoag Memarlal Hospital Presbyterian Planned Commmnity Development Criteria and District Regulations
shall also include sufficient additional landscaping to screen or soften the soundwall required
pursuant to Section V.L. Hoag shall maintain all landscaping on Hoag's property and to the
extent new plant material is installed as a result of wall construction by Hoag on the Villa Balboa
property adjacent to the Villa Balboa Landscape Zone (with their permission), Hoag shall
maintain such new plant material on Villa Balboa's property for a period of two years after
installation to ensure healthy growth. All landscape installation shall occur within 45 days of the
completion of the wall or earlier. Any future modifications made to said wall and landscaping
shall be reviewed and approved by the Planning Director.
E. Parkins 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 be regularly spaced. 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 shall be developed for parking structures and rooftop parking
proposed for the Lower Campus and shall be subject to the review and the approval of the Newport
Beach Planning Department.
FINAL _Hoag_PC_041808a.DOC 26
Hoag Memorial Hospital Presbyterian Planned Community Development Cmena and District Regulations
IX. SUE PLAN REVIEW
A. Purpose
The City Council finds that development on the Lower Campus of Hoag Hospital may have the
potential to affect the aesthetics of the community. The effect of this section is to establish a Site
Plan Review requirement for certain individual projects - to insure that these projects conform
with the goals and policies of the General Plan, provisions of this Planned Community
Development Plan, the Development Agreement and the standards set forth below in sub - section
F. The following classifications of projects are subject to the Site Plan Review:
Planning Commission review:
Any project that differs from setback, horizontal and vertical articulation
requirements as set forth in Section V.D.2.
Planning Director's review:
Any project that could have the potential to generate emissions that could have an
impact to visual resources.
2. Any project that could have the potential to generate emissions creating
objectionable odors or other impacts to air quality.
Replacement of existing cooling towers, exeept- for easnelty.
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 for any new structure or the addition to an existing
structure, as outlined in Section IX.A above, prior to the issuance of a grading or building permit or
issuance of an approval in concept for Coastal Commission or Office of Statewide Health Planning
and Development review.
D. Plans and Diagrams to be Submitted
The following plans and diagrams shall be submitted to the Planning Commission for approval:
FINAL _Hoag_PC_041808a.DOC 27
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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.
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.
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.
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:
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
FINAL_Haag_PC_041808a.DOC 28
Hoag Memorial Hospital Presbyterian Planned Conununtty Development Criteria and District Regulations
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.
5. Potential impacts shall be mitigated to less than significant levels.
G. Public Hearin¢ - Required Noti
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 Director
If all applicable standards established by this Section are met, the Planning Director shall approve
the development. Conditions may be applied when the proposed development does not comply with
applicable standards and shall be such as to bring said development into conformity.
If the development is disapproved, the Director shall specify the standard or standards that are not
met.
A Site Plan Review decision of the Planning Director shall be subject to review by the Planning
Commission either by appeal, or upon its own motion, or upon the request of the Planning Director.
The action of the Planning Director on any Site Plan Review shall be final and effective twenty -one
(21) days following the Director's 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 Planning
Director has requested a review of its decision, or unless the Planning Commission, not more than
twenty -one (2 1) days after the Director's action, on its own motion, elects to review and act on the
action of the Director, unless the applicant consents to an extension of time. The Planning
Commission may affirm, reverse or modify the decision. Such action by the Planning Commission
shall be final, unless subsequently appealed or reviewed.
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
comply with applicable standards and shall be such as to bring said development into conformity.
FINAL_H0agK_041808a.DOC 29
Hoag Menorial Hospital Presbyterian Planned Community Development Criteria and District Regulations
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 fled 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.
J. Appal 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.
K. 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.
L. Expiration and Revocation of Site Plan Review Approvals
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 approval 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 there
with.
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 Council. The
City Council shall act thereon within sixty (60) days after receipt of the
recommendation of the Planning Commission.
FINAL Hoa9_PC 041808e.D0C 30
LANDSCAPE MATRIX
HOAG HOSPITAL LOWER CAMPUS Prepared 4/152008
Location
Area
Description Landscape Element
Se yN
Government/Agency
Anticipated
Status
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Exhibit #6 31
.moor
♦ _,..� `!
HOAO LOWER CAMPUS IMPROVEMENT PLAN
Exhibit #7
w
i
...� r...r..ws.
32
Modular OfncO
PACIFIC COAST HIGHWAY
Bacaground Retaining Wag
B Tall Hedge Screen Along Top of Existing Slope
PARTIAL ELEVATION - PCH LANDSCAPE SCREEN (DRAFT)
Child Care Center
e
overrode,
A
Hoag Memorial Hospital Presbyterian oal,i:ooa
re+nAn Beam. u. Exhibit 08 dJ
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 2008 -9 as duly and regularly introduced before and adopted by the
City Council of said City at a regular meeting of said Council, duly and regularly held on the 13th
day of May 2008, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Henn, Rosansky, Curry, Daigle, Gardner, Mayor Selich
Noes: None
Absent: Webb
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 14� day of May 2008.
(Seal)
City Clerk
City of Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA I
COUNTY OF ORANGE I as.
CITY OF NEWPORT BEACH I
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 2008 -9 has been duly and regularly published according to law and the
order of the City Council of said City and that same was so published in The Daily Pilot, a daily
newspaper of general circulation on the following date, to wit: May 17, 2008.
In witness whereof, I have hereunto subscribed my name this 411i-day of
2008.
City Clerk
City of Newport Beach, California