HomeMy WebLinkAbout13 - Hoag Memorial Hospital PA2002-038�EW?oe, CITY OF NEWPORT BEACH Hearing Date: July 9, 2002
PLANNING DEPARTMENT Agenda Item: 13
%z 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 644 -3200; FAX (949) 644 -3229
REPORT TO THE CITY COUNCIL
PROJECT: Hoag Memorial Hospital Presbyterian (PA2002 -038)
One Hoag Drive
SUMMARY: Request to amend the Hoag Memorial Hospital Presbyterian Planned
Community (PC — 38) Development Criteria and District Regulations
pertaining to floor areas that apply towards the established maximum
development allocation. The applicant seeks to exempt floor areas that are
used to house structural systems, mechanical equipment or are otherwise not
regularly occupied.
ACTION: For the meeting of July 9, 2002:
1) Hold a public hearing.
2) Introduce and pass to second reading Ordinance No. 2002 - regarding
approval of Planned Community Development Text Amendment 2002 -001.
For the meeting of July 23, 2002:
Adopt Ordinance No. 2002 -_, approving Planned Community
Development Text Amendment 2002 -001.
APPLICANT: Mr. Peter Foulke, Executive Vice President — Corporate Services
Hoag Memorial Hospital Presbyterian
LOCATION: The property located at the southwest corner of Hospital Road and Newport
Boulevard.
LEGAL
DESCRIPTION: That portion of Lots 169 & 170 in Block 2 and a portion of Lot 172 in
Block lof Irvine Subdivision, as shown on a map recorded in Book 1,
Page 88 of Miscellaneous Maps; and that portion of Lot 172 in Block 1 of
Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of
Miscellaneous Maps: Records of Orange County, CA
Assessor's Parcel Numbers (APN's) 423 - 011 -17 & 28
GENERAL PLAN: Government, Educational & Institutional Facilities
ZONING
DISTRICT: Hoag Hospital Planned Community (PC — 38) District
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Planned Community Development Text Amendment No. 2002 -001 (PA 2002 -038)
Current
Hoag Memorial Hospital Presbyterian and related facilities including cancer center,
Development:
daycare facilities, surgery center, and other ancillary facilities and services
To the north:
Residential use within the Versailles on the Bluff and Villa Balboa and
Administrative, Professional, Financial Commercial uses across Hospital Road
To the east:
A combination of Residential and Retail & Service Commercial uses across Newport
Boulevard and Old Newport Boulevard
To the south:
Residential use within Balboa Cove and Newport Beach Townhouses across West
Coast Highway within West Newport
To the west:
Residential use within the Versailles on the Bluff and Villa Balboa and Open Space —
Active for the proposed Sunset Park
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 2 of 8
Introduction and Background
The applicant, Hoag Memorial Hospital Presbyterian, has begun the demolition and other
preparatory work for Phase II of the hospital expansion and modernization plan proposed for the
existing campus. The expansion of Hoag Hospital was authorized in 1992 with the approval of
General Plan and Planned Community amendments, a Development Agreement (DA) and the
certification of Environmental Impact Report (EIR) No. 142 (Hoag Hospital Master Plan EIR).
Various changes to regulations affecting the healthcare industry have taken place since the
original entitlements and agreements were approved. The requirements under these regulations
have resulted in an increased demand for certain types of equipment, facilities, and systems that
occupy space within a given hospital building. Based upon these demands for increased space,
the applicant is seeking relief for the square footage of the building that houses: duct shaft space,
electrical and mechanical equipment, information and communications systems, and structural
systems. The applicant feels these increased requirements were not anticipated during the
original approval process and are above and beyond what is typically required for any
comparable commercial or quasi - industrial development. Additionally, the applicant feels that to
include these floor areas by definition will result in a situation where the maximum development
allocation authorized in 1992 will further reduce the ultimate build -out of the hospital
inconsistent with the purpose and intent of the approved Development Agreement and Planned
Community Development Text.
The Planning Commission approved the Traffic Study for development of Phase II on November
8, 2001 and unanimously recommended approval of this amendment on June 6, 2002.
Project Overview
The applicant's proposal seeks to amend the Planned Community Development Text by
including a new definition as follows:
"Entitlement, Gross Floor Area: the area of a building or portion thereof including the
surrounding exterior malls, but excluding
1. Area of a building utilized for stairwells, elevator shafts and duct shafts on levels
outer than the first level of a building in which they appear,
Area of a building which measures less than 8 feet from finished floor to ceiling
and is not for general or routine occupancy;
3. Area of a building used specifically for mechanical equipment, electrical
equipment, and information /communication systems, and is not for general or
routine occupancy; and
4. Area of a building used for base isolation and structural systems and is not for
general or routine occupancy."
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 3 of 8
This definition is proposed because the areas involved exceed what was anticipated when the
original entitlements were approved. Additionally, the areas exceed the 10% exclusion allowed
by the Zoning Code for all other commercial uses and does not address the issue of duct areas. A
colored set of plans has been prepared to better illustrate how the applicant's request would apply
to the East Tower (Exhibit No. 4).
Analysis
The applicant has suggested that part of the intent of the original Master Plan and Development
Agreement was to allow a degree of flexibility for the eventual modernization of the campus.
However, the amount of mechanical, support and utility areas within the building were
underestimated in 1992 as future changes to the development regulations and requirements for
hospitals were impossible to predict. The applicant wants to emphasize that they are not seeking
to increase the maximum development allocation agreed upon in conjunction with the original
set of entitlements. Rather, they are attempting to meet the current structural and mechanical
requirements adopted by the Office of the Statewide Health, Planning and Development in
addition to honoring the intent of the original agreements.
It is not unusual for the City to periodically review the regulations that apply to developments
that will occur over a long period of time, such as the 21 -year span originally anticipated for
Hoag. The review allows a project to proceed as approved while also allowing for changes to
influencing factors such as State and Federal regulations, technological advances, etc. In the
amendment proposed by Hoag, the Planning Commission determined the request is: 1)
appropriate for the site in question; 2) does not allow the established maximum development
allocation to be exceeded, and 3) does not result in new or additional impacts.
The following table represents a summary of the areas affected by the applicant's request for the
East Tower (a more detailed summary, identifying each affected floor level, is found on the sheet
labeled as T -1 of the plan set provided — Exhibit No. 4):
Hoag Hospital Phase H
East Tower
Percentage of Total
Gross square footage
397,711
100%
Zoning Code exclusion for utility &
mechanical rooms
39,771
10%
Areas proposed to be excluded:
mechanical/utility rooms and shafts
53,829
13.5%
Subbasement
35,777
9.0%
Exclusion sub -total square footage
(89,606 )
22.5%
Revised total gross square foota a
308,105
The net effect in approving the applicant's request would be approximately 50,000 sq. ft.
excluded beyond what the normal exclusion in the Zoning Code permits. This will result in a
nominal increase to the overall building area on the property. However, it will be well within the
building envelope established by the Planned Community Text since the development
regulations allow more building area than the square footage limit. For the East Tower project,
the space is mainly found either below grade, for the structural equipment, and on what is
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 4 of 8
referred to as an `interstitial' level between the I" and 2nd floor areas. These areas are noted in the
legend located on the right hand side of each plan sheet and best depicted in the building sections
shown on Sheet A -5.5 and A -5.6 attached as Exhibit No. 4.
General Plan
The proposal does not seek to change any land use designation for the site nor change the Floor
Area Ratios established by the City's General Plan. The applicant is not proposing to increase the
maximum development allocation established in the Planned Community Development Text.
Therefore, no General Plan Amendment is required in conjunction with the request.
Planned Community Development Text and Zoning Code
The Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and
District Regulations do not contain any definitions pertaining to square footage. When the
subject Planned Community text is silent, the matter is regulated by the Zoning Code.
The following general definition comes from Chapter 20.03: Definitions, of the Zoning Code:
Floor Area, Gross: The total enclosed area of all floors of a building measured to
the outside face of the structural members in exterior walls, and including halls,
stairways, elevator shafts at each floor level, service and mechanical equipment
rooms, and basement or attic areas having a height of more than 7 feet (see
Chapter 20.63: Floor Area Ratios and Building Bulk and Chapter 20.66:Off-
Street Parking and Loading for variations of this term for purposes determining
floor area ratio and parking requirements).
This definition is used in general terms and is further modified by Chapter 20.63: Floor Area
Ratios and Building Bulk, when a floor area ratio is applicable. The definition within Chapter
20.63 states:
Gross Floor Area. For purposes of this chapter, gross floor area shall be defined
as the area of a building or portion thereof including the surrounding exterior
walls, except that outdoor dining areas utilized in conjunction with an eating and
drinking establishment shall also be included.
Any finished portion of a building which measures more than 4 feet from finished
floor to ceiling and is accessible shall be included in calculations of gross floor
area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross
floor area on only the first level.
The Planning Department has routinely applied the definition under Chapter 20.63 on Floor Area
Ratios and Building Bulk to commercial projects. This means that the stairwells and elevator
shafts are only counted towards gross square footage at the first level. The applicant's proposal to
exclude floor areas related to stairwells, elevator and duct shafts above the first level from
counting towards the total floor area permitted is consistent with Planning Department practices
in implementing the Zoning Code. Since this project is more institutional than commercial, the
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 5 of 8
City Attorney and the Traffic Engineer reviewed the proposal and agreed that it was consistent
with City policies and practices pertaining to Hoag development entitlements.
Chapter 20.63 continues with a provision that addresses utility and mechanical equipment:
Utilities and Mechanical E,auipment. The Planning Director may exclude utility
and mechanical equipment rooms, totaling up to 10 percent of the gross floor
area, from the calculation of the floor area ratio when it is clearly demonstrated
that such areas do not contribute to the traffic generation potential of the
property.
Upon review of the Utilities and Mechanical Equipment provision shown above, the applicant's
request includes areas that are not limited to "utility and mechanical equipment rooms." The
applicant's request includes utility shafts as well.
Within the East Tower example, the total floor area needed for mechanical and utility equipment
rooms, etc., exceeds the 10% exclusion allowed pursuant to Planning Director discretion. The
10% exclusion allowed by the Zoning Code for utility and mechanical rooms, as applied to the
East Tower at Hoag Hospital, would amount to approximately 39,771 sq. ft. The applicant has
indicated that the actual amount of area related to the required communication, duct, electrical,
mechanical, structural, and other utility equipment rooms for the East Tower is 89,606 sq. ft., an
increase of 50,000 sq. ft. (please refer to the table on page 4 of the staff report for the East Tower
statistics). Utilizing the 10% exclusion also does not address the subbasement space dedicated to
base - isolator structural requirements mandated by the Office of the Statewide Health, Planning
and Development.
The Traffic Engineer concluded that the proposal would not require additional traffic analysis.
These spaces would not be available to house new employees or patients, or space that would
otherwise result in an increase in visitors to the hospital. Therefore, the request would not result
in the generation of any additional trips to the site. The traffic analysis conducted for Phase II
was based upon areas and uses generating new or additional trips. The proposed exclusion of
area is consistent with this analysis.
Furthermore, the Commission recommended the additional language that prohibits these
"excluded spaces" from being converted to useable space, which might be occupied by future
uses that generate additional traffic— however unlikely it may appear now. The prohibition
language to be included within the Planned Community Development Text recommended by the
Commission is illustrated below (proposed changes in italics):
V. DISTRICT REGULATIONS
B. Prohibited Uses
1. Lower Campus
a) Emergency Room
b) Heliport
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 6 of 8
c) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
2. Upper Campus
a) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
These amendments, in conjunction with the amendments proposed by the applicant, are included
in the draft ordinance, should the Council decide to approve the request.
Conclusion
The request seeks to exclude areas that are not routinely occupied and, therefore, do not generate
new or additional traffic trips. Many of the current requirements for these electrical, mechanical
or structural systems were not in place in 1992 when the master Plan and Development
Agreement were finalized. Should the Council disagree with the request, the useable portion of
the East Tower would be reduced by the areas identified on the table on page 4 of this report.
It should be reiterated that another traffic study is required upon completion of Phase II and prior
to commencement of Phase III to provide the City a means to evaluate the phased development
of the hospital campus and determine if the trips generated as a result of project implementation
are in line with what was anticipated. In the case they are not, then the City can impose
additional mitigation measures to reduce or eliminate the impact(s).
Environmental Review
The project has been reviewed and it has been determined that the currently proposed scope of
development for Phase II at Hoag Memorial Hospital Presbyterian falls within the parameters
established in the originally certified EIR (EIR No. 142), which remains the governing
environmental document. No significant impacts were identified outside those already defined in
the EIR. The approved traffic study for Phase II documented that no new project Conditions of
Approval or Mitigation Measures were warranted. This proposal reflects a clarification of
defined square footages within the entitlements granted by the aforementioned documents.
Recommendation
Staff recommends that the City Council introduce Ordinance No. _ that would approve and
incorporate Planned Community Development Text Amendment No. 2002 -001, as worded in the
attached exhibit and pass to second reading on July 23, 2002.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Prepared by:
TODD M. WEBER
Associate Planner
n�.
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 7 of 8
Exhibits
1. Planning Commission Resolution No. 1560
2. Planning Commission Minutes dated June 6, 2002
3. Draft Ordinance No.
4. Plans
F: \Users\Pln\ Shared\ PA' s\ PA2002 -038\PD200200I - ccrpt.doc.dot
PC Text Amendment No. 2002 -001 (PA 2002 -038)
July 9, 2002
Page 8 of 8
RESOLUTION NO. 1560
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT
BEACH RECOMMENDING THE CITY COUNCIL APPROVE PLANNED COMMUNITY
TEXT , AMENDMENT NO. 2002 -001 FOR PROPERTY LOCATED AT ONE HOAG
DRIVE (PA2002 -038).
The Planning Commission of the City of Newport Beach does hereby find, resolve and order as
follows:
Section 1. An application was filed by Hoag Memorial Hospital Presbyterian with
respect to property located at One Hoag Drive requesting approval of PD2002 -001 that will
clarify which floor areas apply to the established maximum development allocation approved
under the Hoag Memorial Hospital Presbyterian Master Plan. The amendment excludes such
areas as utility shafts and ducts, mechanical and electrical equipment rooms, and other similar
areas that are not regularly occupied from counting towards the total area approved by
Development Agreement No. 5, approved by the City Council on February 14, 1994.
Section 2. A public hearing was held on June 6, 2002, at 6:30 P.M. in the City Hall
Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time,
place and purpose of the aforesaid meeting was duly given. Evidence, both written and oral, was
presented to and considered by the Planning Commission at the aforesaid meeting.
Section 3. The Planning Commission finds as follows:
a) The maximum development allocation permitted pursuant to the Hoag Hospital
Master Plan will not change as a result of the applicant's request. The request
proposes an additional definition for inclusion in the Hoag Hospital Planned
Community Development Criteria and District Regulations that would clarify which
floor areas apply towards the maximum development allocation. The definition would
exclude areas such as equipment and mechanical rooms, utility ducts and shafts, etc.,
that are not for normal or regular occupancy.
b) The pre- existing development standards such as building height and density will not
change as a result of the applicant's request. The request is a text amendment
pertaining to floor areas, which would remain subject to the existing development
standards.
C) The exclusion of these areas would not create any new or additional environmental
impacts. The request does not involve an increase in density, building bulk, trips
generated to the site, or some other intensification of use. Development and
construction would remain subject to all of the pre- existing development standards of
the Hoag Hospital Planned Community Text and Development Agreement.
d) The request is in accord with the original intent and purpose of the Hoag Memorial
Hospital Presbyterian Master Development Plan and the Development Agreement.
Since the original plan and agreement were adopted in 1992 and 1994 respectively,
Exhibit No. l
0
there have been additional requirements placed upon hospital facilities related to the
electrical, structural and mechanical demands associated with providing medical
services. The request clarifies which floor areas apply towards the maximum
development allocation. The areas to be excluded do not provide for normal or
regular occupancy.
e) The project has been reviewed, and a determination has been made that the project is
consistent with the approval for the Hoag Hospital Planned Community (PC -38)
District, and no new potential environmental effects are anticipated as a result of the
project.
f) The project is also in accord with the Implementing Guidelines for CEQA as the
hospital expansion project is consistent with the Governmental, Educational, and
Institutional Facilities designation of the site by the General Plan and the Hoag
Hospital Planned Community (PC — 38) District which permits hospital and related
medical facility development.
Section 4. Based on the aforementioned findings, the Planning Commission hereby
recommends that the City Council approve Planned Community Text Amendment No. 2002 -001, as
depicted in Attachment "A."
Section 5. This recommendation shall be forwarded to the City Council for final
adoption of this amendment in accordance with the provisions of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 6h DAY OF NNE, 2002.
AYES: McDaniel. Kiser, Agajanian, Tucker
Gifford. Kranzlev and Selich
NOES: None
ABSENT: None
BY:
Ixu Tpc4r, Chairman
B
Earl McDaniel, Secretary
)b
Attachment "A"
To Resolution No. _
Proposed changes to the Hoag Memorial Hospital Presbyterian Planned Community Development
Text:
III. DEFINITIONS
Entitlement, Grass Floor Area: the area of a building or portion thereof including the
surrounding exterior walls, but excluding
1. Area of a building utilized for stairwells, elevator shafts and duct shafts on
levels other than the first level of a building in which they appear;
2. Area of a building which measures less than 8 feet from finished floor to
ceiling and is not for general or routine occupancy;
3. Area of a building used specifically for mechanical equipment, electrical
equipment, and information communication systems, and is not for general or
routine occupancy; and
4. Area of a building used for base isolation and structural systems and is
not for general or routine occupancy.
and
PART V. DISTRICT REGULATIONS
B. Prohibited Uses
1. Lower Campus
a) Emergency Room
b) Heliport
c) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
2. Upper Campus
a) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
City of Newport Beach
Planning Commission Minutes
June 6, 2002
SUBJECT: Hoag Hospital
(PA2002 -038)
Request to amend the Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations pertaining to floor areas that apply
towards the established maximum development allocation. The applicant seeks to
exempt out floor areas that are used to construct structural systems, store
mechanical equipment or otherwise not regularly occupied.
Ms. Temple noted that as the Principal Planner she was Involved when the
Development Agreement for Hoag Hospital when it was approved in 1992. This is
one particular type of land use and one particular type of project where what
was known about construction needs and infra structure needs for the type of
land use that we were considering, were considered to be rather ordinary and
typical to most office development at the time. However, in the Intervening years
it is clear that times have changed and things have changed. Our codes in many
ways have not kept pace with some of the changes in both how buildings are
built and how building infrastructure is housed. Two particular things that really
bring this amendment forward are the fact that the basement that houses the
base isolation seismic facilities, or supports of the building, technically are defined
as floor area and it Is really not useable, it is really just the building on wheels so
that when the ground shakes, the building rolls back and forth and does not
collapse upon itself. These are new seismic requirements that have grown out of
the Northridge earthquake and the failure in several hospitals in the northern part
of LA County. In addition, technology has rapidly grown in the health care
industry and particularly in the intensive care portions of the hospitals and the
amount of electronic infrastructure that these buildings need to provide for all the
monitoring and other types of devices are just so much greater than we ever
thought would happen when the original entitlements were established. Staff
feels it is appropriate in particular since this is a planned community applicable
only to this hospital use site, that for this use the exclusion of these support areas,
these non - occupiable areas, could be something considered by the Commission.
Public comment was opened.
Bill Jennings, 280 Cagney noted he is not against this project. Continuing, under
discussion for the east tower is 89,000 square feet. How will that be re- distributed in
the rest of the project? Will that give them further area to increase the envelope
of their project? I had been involved with the original Development Agreement
representing our group living next door to Hoag Hospital. I would like to know how
this area will be reallocated.
Ms. Temple answered that the project conforms to all elements of the
Development standards, i.e., building heights, setbacks, etc. If we do not change
the definition, we will have to reduce the size of the project by the square
footages because they would count as useable square footage area.
John Chamberlain, 260 Cagney Lane asked that the City be more definite. The
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ROM 4
PA2002 -038
Approved
Exhibit No.2 13
City of Newport Beach
Planning Commission Minutes
June 6, 2002
hospital is not filling its envelope so far, so for the staff to say it's all going to be
within the project limits, there is so much space in the project limit. It is a question
of where this space is going to be used. There is going to be more physical
building within a pre- approved envelope that was a hard fought bloody battle in
the early 90's. I think the City owes it to its citizens to give it notice to get an
understanding of what the consequences are of approving this is going to be.
Lido Island gets impacted when this large giant structure comes up and out to the
east. Another issue is one of quality of life in terms of light and air. We live
adjacent to the hospital and as things close in and go higher on either side of the
main structure, it constricts the air, changes wind flow, changes light and changes
the ability to have plants grow. Then it is a function of knowing where we stand in
light of what is really proposed. Typically we have been told they don't know yet,
they just want the freedom to build and conform to the changes in the laws and
hospital requirements.
Commissioner Gifford clarified with the speaker that he is suggesting that there is a
possibility that there is available square footage that presently doesn't have a
specific plan that could be used for these purposes and his concern is because
this purpose seems relatively innocuous, extra square footage is being asked for
this and then the other square footage will be available for whatever.
Mr. Chamberlain answered that Hoag Hospital did not want to have a general
plan and have it all done at once. In the early 90's and late 80's the Council
wanted to develop this envelope program so that they could set the parameters
once and for all. The hospital plan at that time got certain height limits, broad
based footprints limits and did not completely fill the envelope. It wouldn't be in
their purpose to completely fill the envelope. There are pieces of the envelope
like south of the tower that only goes four stories high. Now, are they going to
come out from that tower with the extra thousands of square feet and come
south towards to the main parking lot which will narrow the gap between the two
buildings 280 and 260 Cagney and create a greater wind effect?
Chairperson Tucker asked if changes in law have resulted in more area being
required for the structural, safety and mechanical purposes than what would
have happened back when the plan was originally approved? In my mind, that is
the issue. If those have increased and we are just stuck with the limits as defined
now, Hoag is actually getting less area than what was originally anticipated in
terms of being occupied.
Mr. Chamberlain stated that they have the same area; it is just how useful that
area will be for them. The meetings established area and at that point and still
today, normally when you develop an envelope it includes hallways, includes
basements and includes non - useable space. It is a legitimate request to ask for
an amendment and I think it is a legitimate request to say what is going to be the
affect of that amendment on the homeowners and we don't have that half.
Peter Foulke, Executive Vice President Hoag Hospital noted that he went through
those extensive hearings back in the early 90's. The issues were discussed in terms
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City of Newport Beach
Planning Commission Minutes
June 6, 2002
of setbacks, heights, etc. There have been changes in laws that we have to
comply with. The base isolation is a method of securing this building in an
earthquake to make it safe and that is the entire subterranean basement floor
space. We are not going any higher, not going any wider, and not going closer
to any setbacks. It is space that would come out of our allocation, which is
nothing but a bunch of shock absorbers sitting down there. There have been a
number of changes since legislation went through in terms of changing structure
requirements for hospitals in the last few years. We believe this request will not
have any impact on the neighbors in terms of additional height or bulk. The
additional 89,000 square feet is in the ground. There will be an interstitial floor as
well that is all mechanical and will be 53,829 square feet. The subbasement is the
sub - isolation floor is 35,777 square feet. The whole Development Agreement had
no plans for this type of requirements. Instead of putting it on the roof, we have
put it on the interstitial floor, which does a nice job of hiding it and makes it more
aesthetically pleasing.
At Commission inquiry, Ms. Temple noted that the floor area is established via a
floor area ratio. The size, height, setbacks of buildings and other structures on the
property are governed by the other development regulations. For instance, the
parking structure is not floor area. They just built a brand new 6 story parking
structure and that did not count at all against the floor area but it still had to
maintain the building envelope. On the upper campus, those envelopes
recognize that was in a high -rise area and so the height limits are quite high. The
other parts of the hospital campus (lower) against Coast Highway have a much
lower height limit and different setbacks than are present on the upper campus
plan. There is no direct relationship between the allowable envelope for building
for this site and the permissible floor area.
Commissioner Selich asked when the specific plan was approved was there a
plan for this tower?
Mr. Foulke answered no, and there was no square footage defined for this tower.
Each of the campuses has separate limitations on square footage. All of the
square footage on both the upper and lower campuses was defined in gross
terms and there was an overall building envelope for the property and within that
envelope different buildings at different heights were constructed. There were
additional restrictions on the lower campus such as no emergency rooms and no
helicopter pads.
Commissioner Selich asked if the floor area goes underneath the building in the
mechanical utilities room, that is about 13.5% of the total square footage of the
tower, so presumably if these regulations wouldn't have come into place there
would have been a regular floor there encompassing that 13.5% of the building,
where do you plan now to put that square footage?
Mr. Foulke answered, he didn't know yet. The concept we have is the buildable
envelope and square footage bulk so if we build within our allotments we would
have the approval to do that. On the upper campus, we have approximately
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INDEX
City of Newport Beach
Planning Commission Minutes
June 6, 2002
150,000 more square feet to build out. We expect to end up with the same ratio
for mechanical and electrical similar to this as well as the sub - basement.
Commissioner Selich noted that building(s) would probably translate to an above
ground square footage would be about another 150,000 square feet to the upper
campus area. Mr. Foulke agreed.
Public comment was closed.
Commissioner Gifford noted that the 53,829 square feet will be extra space and is
it likely to be a separate building or part of a building already on the site?
Mr. Foulke answered it will probably be included in an existing building on site as
there a lot of small buildings within the building envelope.
Commissioner Kiser asked that if this was not within a Planned Community
Development, a substantial portion of that 89,606 square feet would be exempted
under our Zoning Code.
Ms. Temple answered the Zoning Code for all commercial development allows an
exclusion of up to 10% of a building for the purposes of mechanical and support
spaces. That would mean approximately 39,771 square feet would be exempted
for the hospital.
Mr. Foulke noted that the way the lower campus is approved with the setbacks
that it has as well as the height limitations and allowable square feet, they are
basically allowed to fill in a large part of that lower campus. So if this additional
square footage went anyplace there it could only go down.
Commissioner Agajanian affirmed that the amount of additional square footage
that is being permitted with the adoption of the redefinition is roughly 300,000
square feet remaining in the lower campus and about 150,000 square feet
remaining in the upper campus. That totals to about 450,000 square feet of
remained yet to be developed. Of that if we apply this 22% figure (exclusion sub-
total square footage) that would be adding about another 89,000 square feet of
space. We are approving with the redefinition then is the reconfiguration of this
89,000 square feet and then potentially another something less than 90,000 square
feet remaining. Mr. Foulke agreed.
Commissioner Kiser, referencing Attachment A to the Resolution, asked if the
measurement of '....8 feet from finished floor to ceiling and is not occupied...' be
changed to 7 feet to conform that measurement with Chapter 20.03 of our Zoning
Code, which provides for exemptions for basement or attic areas.
Ms. Temple answered that if the applicant can work within that 7 -foot space that
would be a good thing to do.
Randy Regear, with Taylor and Associates, Architects 2220 North University
20
INDEX
' kJ
City of Newport Beach
Planning Commission Minutes
June 6, 2002
representing Hoag Hospital answered that the reason it is 8 feet is that in Title 24
we are required by Code to not make any space less than 8 feet unless it is like a
janitors closet, which is the only exception that allows us to reduce the ceiling
height to 7 feet. This particular instance, our concern is the base isolator level
actually has an 8 -foot floor height. With base isolator technology you extend the
floor- to-floor heights and gets you beyond the 8 feet that throws it into the
calculated square footage.
Commissioner Kiser thanked Mr. Regear stating he had answered his question. The
measurement will remain 8 feet.
Motion was made by Commissioner Gifford to approve Resolution 1560 with the
change suggested on page 5 of the staff report having the definition state that
the areas are not for continuous or regular occupancy and the additional
condition prohibiting the excluded spaces from being converted to useable
space.
Commissioner Kiser noted that Attachment A to the Resolution incorporated those
specific statements. He offered additional language to Definitions number 2., 3.,
and 4. ....... not for general or routine occupancy. This was acceptable to the
maker of the motion and the applicant.
Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Kranzley, Selich
Noes: None
SUBJECT: Bernard A. Leckle on behalf of Robert Butler, property owner
911 W. Bay Avenue
Modification Permit No. 2002 -018 (PA2002 -037)
INDEX
Item 5
The permit requests the retention of a deck extension completed without b t of Continued to
a building permit. The deck area was formerly a solid roof patio ver that 06/20/2002
encroaches 2 -feet 1Wnches into the required 10 -foot front y setback. The
extension increases the depth of the deck 2 -feet 10 -inch nd maintains the
required 3 foot side yard setbacks. The property is locate he R -2 District.
Ms. Temple noted that this item is to be conti d at the request of the applicant
to June 20th.
Ayes: McDaniel, Kiser, A nian, Tucker, Gifford, KranzJey, Selich
Noes: None
SUBJECT: JWA Settlement Agreement Extension Item 6
• General Plan Amendment, GPA 2002- 001(PA 2001 -222) PA 2001 -222
An _9Kendment to the Land Use Element and Noise Element of the General Plan 1 Continued to
21
1%
ORDINANCE NO.2002-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH APPROVING PLANNED
COMMUNITY TEXT AMENDMENT NO. 2002 -001 TO THE
HOAG HOSPITAL PLANNED COMMUNITY
DEVELOPMENT TEXT WHICH ESTABLISHES A
DEFINITION TO EXCLUDE CERTAIN NON - OCCUPIED
AREAS FROM APPLYING TOWARD THE TOTAL
DEVELOPMENT ALLOCATION AUTHORIZED FOR THE
SUBJECT PROPERTY IDENTIFIED AS ONE HOAG
DRIVE.
WHEREAS, amendments to Title 20 and any adopted Planned Community
Development Text must be approved by a Resolution of the Planning Commission setting forth
full particulars of the amendment; and
WHEREAS, the Planning Commission has held a noticed public hearing on June 6, 2002
to consider Planned Community Development Text Amendment No. 2002 -001 to establish a
definition to be incorporated into the Planned Community Development Text that would exclude
certain non - occupied areas within buildings from applying toward the overall development
allocation for the subject property identified as One Hoag Drive, legally described as that portion
of Lots 169 & 170 in Block 2 and a portion of Lot 172 in Block 1 of Irvine Subdivision, as shown
on a map recorded in Book 1, Page 88 of Miscellaneous Maps; and that portion of Lot 172 in
Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous
Maps: Records of Orange County, CA, and adopted Resolution No. 1560 recommending
approval to the City Council; and
WHEREAS, the City Council has held a noticed public hearing on July 9, 2002
regarding Planned Community Development Text Amendment No. 2002 -001, which would
amend the text by including a new definition pertaining to floor areas and their use for the
hospital campus located at One Hoag Drive.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY
ORDAIN AS FOLLOWS:
Section 1: In conjunction with the consideration of the subject amendment to the Planned
Community Text, the proposed project has been reviewed and it has been determined that the
currently proposed scope of development for Phase II at Hoag Memorial Hospital Presbyterian falls
within the parameters established in the originally certified EIR (EIR No. 142), which remains the
governing environmental document. No significant impacts were identified outside those already
defined in the EIR. The approved traffic study for Phase II documented that no new project
Conditions of Approval or Mitigation Measures were warranted. This proposal reflects a
clarification of defined square footages within the entitlements granted by the aforementioned
documents.
I
Ordinance No. 2002 -_
Page 2 of 3
Section 2: The Hoag Memorial Hospital Presbyterian Planned Community Development
Criteria and District Regulations shall be amended to include a new definition pertaining to floor
areas and their use for the hospital campus located at One Hoag Drive, as provided in
Attachment No. 1.
Section 3: 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 July 9, 2002, and was adopted on the 23`d day of July by the following vote, to
wit:
AYES, COUNCIL MEMBERS,
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
a0
Ordinance No. 2002 -
Page 3 of 3
Attachment No. I
To
Ordinance No. 2002 -
For
Planned Community Development Text No. 2002 -001
Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and
District Regulations
Proposed changes to the Hoag Memorial Hospital Presbvterian Planned Community Development
Criteria and District Regulations (additional text shown in italicsT
III. DEFNITIONS
Entitlement, Gross Floor Area: the area of a building or portion thereof including the
surrounding exterior walls, but excluding
Area of a building utilized far stairwells, elevator shafts and duct shafts on
levels other than the first level of a building in which they appear;
2. Area of a building which measures less than 8 feet from finished floor to
ceiling and is not for general or routine occupancy;
3. Area of a building used specifically for mechanical equipment, electrical
equipment, and information /communication systems, and is not for
general or routine occupancy; and
4. Area of a building used for base isolation and structural systems and is
not for general or routine occupancy.
V. DISTRICT REGULATIONS
B. Prohibited Uses
Lower Campus
a) Emergency Room
b) Heliport
c) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
2. Upper Campus
a) Conversion of mechanical, structural or utility spaces to uses that allow
general or routine occupancy.
�I
Refer to
File 68
for Exhibit No. 4
"ECE D AFTER AGENDA
fill Lindsay f'R'r ,T TrU :: ,13 ^ _ c}
FOUR BALBOA COVES • NEWPORT BEACH, CALIFORNIA 92663 -
JUL
28 June 2002 i
RE: Planned Community Development Text Amendment PD 2002 -001 (PA2002 -038)
Dear Mayor and Council Members:
I am writing to you today to formally protest the requested amendment of the Hoag
Memorial Hospital Presbyterian Planned Community Development Criteria and District
Regulations pertaining to floor areas that apply towards the established maximum
development allocation.
As you may recall, several years ago, without a Master Development Plan, Hoag was
granted an unprecedented twenty -year window to develop the lower campus based
upon loosely defined envelopes to maximize density. Now Hoag, again without a
defined Master Development Plan wants to "exclude areas that are used to house
structural systems, mechanical equipment or otherwise not regularly occupied." The
ambiguity of this request is frightening to me. This ambiguity allows for interpretation
by Hoag and could be precedent setting; i.e. will bathroom or supply facilities be
excluded because they are not `regularly" occupied. I believe Hoag knows full well the
reasons behind this requested exclusion. I wish they would share their reasons with the
rest of us.
Please require Hoag to submit their Master Plan before granting any such exclusions.
Thank you
M.
Mayor and Members of the City of Newport Beach City Council
3300 Newport Boulevard
Newport Beach, CA 92658 -8915