HomeMy WebLinkAboutExhibit 15 - Exhibit 15 - Draft Amendment to PC TextExhibit No. 15
Proposed draft amendment to the PC Text
Is. I
THIS PACE
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INTENTIONALLY
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HOAG MEMORIAL HOSPITAL PRESBYTERIAN
1'•
PLANNED COMMUNITY
DEVELOPMENT CRITERIA
AND
DISTRICT REGULATIONS
REVISED MARCH 20.2008
Recommended for Approval
by the Planning Commission
February 20,1992
Adopted by the City Council
City of Newport Beach
Amendment No. 744
Ordinance No. 92-3
May 26, 1992
. Amendment No. 2002 -001
City Council Ordinance No. 2002 -17
August 27, 2002
Amendment No. _
City Council Ordinance No. _
,2008
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TABLE OF CONTENTS
Page
Number
I.
INTRODUCTION ..................................................................... ..............................1
II.
GENERAL NOTES ...................................................................
..............................2
III.
DEFINITIONS ...........................................................................
..............................3
IV.
DEVELOPMENT PLAN ...........................................................
..............................5
V.
DISTRICT REGULATIONS ....................................................
.............................11
VI.
HOAG HOSPITAL SIGN PROGRAM ....................................
.............................23
VII.
HOAG HOSPITAL PARKING REGULATIONS ...................
.............................25
VIII.
HOAG HOSPITAL LANDSCAPE REGULATIONS
............. .............................27
IX.
SITE PLAN REVIEW ..............................................................
.............................30
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EXHIBITS
Page
Number
1. PLANNED COMMUNITY SITE AND BOUNDARY MAP .......... ..............................7
2. VEHICULAR ACCESS .............................................................................................. -.8
3. DEVELOPMENT CRITERIA .............
H 1-1
OMO
M" �SEV-
.,..15
TABLES
1. BUILDING AREA STATISTICAL ANALYSIS._.._ ........... .. ........................... 9
2. PARKING REQUIREMENTS .... ..................................... ; .......................................... 26
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I. R IRODUCTION
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.
15• to
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.
7. New meehaniral apptu4enanees an Wilding Excluding
communications devices on the Upper Campus new mechanical appurtenances on
building, rooftops and utility vaults on the Upper and Lower Campuses shall be
screened from view in a manner compatible with building materials. Rooftop
mechanical appurtenances or utility vaults shall be screened designed utilizing
compatible architectural materials on the Lower Campus. Nnise shall nai e*-° °a 55
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 be ifistalledpornmence within thirty (30) days of
the completion of grading.
1G.'�-
M. 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
first level of a building in which they appear;
2. Area of a building which measures less than 108 feet from finished floor to ceiling
and is not for general or routine occupancy;
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.)
2. Natural - the elevation of the ground surface in its natural state before man -made
alterations.
3. Existing - the current elevation of ground surface.
3
151S
Inpatient Uses: Hospital patient services which require evemight 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 de net requim avefnight Aa3ffi les &4h a ao 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.
Seeeial Landscaped AT--St 10--mt Highway is designated as a speeiall landdsoapeal
Streets:. Reference to all streets or rights -of -way within this ordinance shall mean dedicated
vehicular rights -of -way.
I'S r °`
IV. 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 n °" to the west.
The Lower Campus is located north of West Coast Highway, south of the Ve saille Sunset View
linear and consolidated park and Villa Balbo&Seafake Condominiums, west of Newport
Boulevard and east of Superior Avenue. It contains approximately 20:37.38 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 204- 52017, many of the existing
buildings shown on the Development Plan for the Upper Campus may be redeveloped in order
to functionally respond to the needs of the Hospital and conform to the requirements of State
agencies.
The Development Plan ineludes a 0.8 aere view paAE adjaeent to the bike trail between th
Lewof Campus &Rd- the ).911a Balb-a- eafaire Condominiums. This view pafk ineludes a-
..nly feet ...:de linear- pad area b.d agent to the bike path (approximately !15 a s)�and��_��
` (a Y-T WE
tm:1 .. ecti,... also ..:dod 1..,.t...ve.. aL.o e.,:..t' l.:lr,. t...:l.. ,.+ 7Me ....rt4.a.., and ";044them
provided 6
boundaries of the Lewer Campus. 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.
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.
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This Development Plan allows Hoag HaspiW to adjUSt the deWlOpffient PFOfile Pfeiided in th
et..r;..t:....t e....h ..:.. (Table it as lark. as the development lifnit (i.e., s"are f eo of the tti
generaien limit for the peel. period (as :derAfed in t-he Pnyi«._..« -ental r.npaet ➢e. orO if the total
established within eaeh phase of development is not exoeeded
Adjustments to the Development Plan may be allowed if the teW squafe footage ef tlip,
generatien allowed in the eufFem phase of development is ,
tfip genefat;en allowed unde. the Development Plan is not exceeded
The maximum allowable building area for Hoag Hospital which encompasses both the Lower
Campus and the Upper Campus is 1,343,238 square feet. Each Campus is also subject to a
maximum allowable building area limit: the maximum allowable building area for the Upper.
Campus is 990,349 square feet; the maximum allowable building area for the Lower Campus is
577,889 square feet. Table 1, Building Area Statistical Analysis, provides a summary of
allowable square footage for both the Upper and Lower Campuses.
Implementation, Program EIR and Subsequent Project Specific Approvals
Hoag has acknowledges 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 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 fullv 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.
IS-11
UPPER CAMPUS
MAL ROAD
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PLANNED COMMUNITY SITE AND BOUNDARY MAP
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100 200
SCALE. 10-200<
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TABLE I
BUILDING AREA STATISTICAL ANALYSIS
TOTAL O.F LOWER CAMPUS & UPPER CAMPUS BUILDING AREAS -
MAxtMU,M ALLOWABLE: 1,343.238 SQUARE -FEET
As of the date of adoption.
' Up to 225.000 square -feet can be transferred from the Lower to the Upper Campus
3 Demolition of some existing structures on the Upper Campus will occur to ensure maximum square -feet will
not exceed 1,343.238 square -feet
9
IS.ry
Maximum
Allowable
Net
Allowable
Site Area
Building Area
Existing,
Remaining
Not4qTAeeed
rn
U
765,349 sq. ft.
765,349 sq. ft.
698,121 sq. ft.
67,228 sq. ft.
990,349 sq. ft. z
x
a
rn
U
862,815 sq. ft.
577,889 sq. ft.
188,149 sq. ft.
389,740 sq. ft.
577,889 sq. ft.
a
a
F
1,618,164 sq. ft
1,343,238 sq. ft.
886,270 sq. ft.
456,968 sq. ft.
3
1,343,238 sq. ft.
C
F
As of the date of adoption.
' Up to 225.000 square -feet can be transferred from the Lower to the Upper Campus
3 Demolition of some existing structures on the Upper Campus will occur to ensure maximum square -feet will
not exceed 1,343.238 square -feet
9
IS.ry
�i6�YeFCBBf�llS
Outpatient SeMees {14eag Caneer Center ) 65,000-
GhiW Cafe I 899
Outpatient Set -vices "c >n""
SHppperi Sefviee 55,00c)
Adfninistf4ive 39,999
Upper Campm
480 nnn
;phase 12
Outpatient Servieee �c nnn
Inpatient i i -510-00
sluVtpty {, 140 ,000
phaws - Hand E itGY1An
I5 -Is
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-b a��. 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)
1ceftdAisnrng
Rehabilitation
(e)
Surgery Center
(f)
Clinical Center
(g)
Day Hospital
(h)
Back and Neck Center
(i)
Biofeedback
0)
2CT
Breast Imaging Center
LGT-pC-{{C[
,Sean
(k)
Dialysis
(1)
EEG/EMG/NICE Laboratory
(m)
First Aid Center
(n)
Fertility Services
(o)
G.I. Laboratory
(p)
Magnetic Resonance Imaging
(q)
Neuroloev
(r)
Nuclear Medicine
(s)
Occupational Therapy
(t)
Pediatrics
(u)
Pharmacy
(v)
Physical Therapy
(w)
Pulmonary Services
(x)
411adieleg-y
Radiation Therapy
(y)
Respiratory Therapy
(z)
Sleep Disorder Center
I5. lto
(aa)
Speech Therapy
(bb)
Ultrasound
(cc)
Urgent Care
(2) Administration:
(a)
Admitting
(b)
Auxiliary Office
(c)
Business Offices
(d)
Information Desk
(e)
Registration
(f)
Patient Relations
(g)
Social Services
(3) Support Services:
(a) Employee Child Care
(b) Health Education
(c) Power/Mechanical/Auxiliary Support and Storage
(d) Food Services
(e) Cashier
(f) Chapel/Chaplaincy Service
(g) Conference Center
(h) Dietitian
(i) Gift Shop
0) Laboratory
(k) Medical Library
(1) Medical Records
(m) Pharmacy
(n) Parking Facilities?
(o) Engineering/Maintenance
(p) Shipping/Receiving
(c) 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
12
+5.117'
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 Cafe Uni Department
(c)
Birthing Suites
(d)
Cardiology
(e)
Cardiac Care Unit
(f)
Intensive Care Unit
(g)
Mother/Baby Unit
(h)
SurgeryAWakh%- Reerns
(i)
Laboratory
0)
Pharmacy
W
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 Permits
b. Accessory uses normally incidental to hospital development.
C. Temporary structures and uses, including modular buildings.
'Does not count toward square - footage
13
15,119
B. Prohibited Uses
Lower Campus
a. Emergency Room
b. Heliport
C. Conversion of mechanical or structural or-rfilihv-spaces to uses that allow
general or routine occupancy -ar— g .
2. Upper Campus
a. Conversion of mechanical or structural or utility spaces to uses that allow
general or routine occupancy -ex -stem
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:
I. 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.
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I6aiOl
LEGEND
TrzoaES UPPER CAMPUS ZONES aSiKxuns peamU
TOWER ZONE. MAXIMUM BTID.DING HEIGHT -
M' ABOVE MEAN SEA LEVEL -
x
NOME ZONE- MAXIMUM BUILDING HEIGHT
140' ABOVE MEAN SEA LEVEL {.:' !X ka .- PIM
v n�
PARKING ZONE- MAXIMUM BUILDING HEIGHT 80' ABOVE MEAN SEA
e �
lEVfl. EXCLUSIVE OF ELEVATOR TOWER
LOWER CAMPUS ZONES
< LOWER CAMPUS ZONE- SUB -AREAS A, B, C, F, AND G- NO BUILDING SHALL tcAA¢ro BBq(amtleraoailSa � � a� ='` n. ; ,' muxwnw,
EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE a.
RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED
® so Am"
SUB - AREAS D AND E- MAXIMUM BUILDING HMGHi --
OMM FANK OF OMM 57.5 FEET ABOVE MEAN SEA LEVEL
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PosAR1e�Mmtl�`atl83 _- --' _
100 0 100 200
Noce: Bush#ngs labeled fiTllerdifieatiort purposes Only
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" SCALE :1" =200'
DEVELOPMENT CRITERIA PLAN
HOAG MEMORIAL HOSPITAL PRESBYTERIAN REVISE0U8,70 -U7
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D. Building Setbacks
Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3.
1. Setbacks will be provided along property boundaries adjacent to the Villa
Balboa I-SPRfar-e 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 ( l 50) feet of the West Coast Highway frontage,
as follows:
1st Floor: Up to eighteen (18) feet in height no additional articulation is
required. If the 1st floor exceeds eighteen (18) feet in height, it shall be
subject to the articulation requirements of the 2nd Floor.
2nd Floor, up to thirty -two (32) feet in height: A minimum of 20% of the
building frontage shall be articulated in such a manner as to result in an
average 2nd floor setback of twenty (20) feet.
3rd Floor and above: A minimum of 20% of the building frontage shall be
articulated in such a manner as to result in an average 3rd floor and above
setback of twenty -five (25) feet.
The setback on West Coast Highway westerly of the hospital entry signal
shall be forty -five (45) feet.
In addition, vertical articulation shall be required for buildings westerly of the
signal for buildings within one - hundred fifty (150) feet of the West Coast
Highway frontage, as follows:
1st Floor: Up to eighteen (18) feet in height no additional articulation is
required. If the 1st floor exceeds eighteen (18) feet in height, it shall be
subject to the articulation requirements of the 2nd Floor.
2nd Floor, up to thirty -two (32) feet in height: A minimum of 20% of the
building frontage shall be articulated in such a manner as to result in an
average 2nd floor setback of fifty -five (55) feet.
16
Is•ai
3rd Floor and above: A minimum of 20% of the building frontage shall be
articulated in such a manner as to result in an average 3rd floor and above
setback of sixty -five (65) feet.
In order to avoid any future structures in this area (within 150 feet of West
Coast Highway) from presenting an unacceptable linear mass, no single
structure shall be greater than two- hundred fifty (250) linear feet in width.
Additionally, 20% of the linear frontage within one - hundred fifty (150) feet of
West Coast Highway shall be open and unoccupied by buildings.
10% of the linear length of Height Zones A and B as viewed from the existing
bicycle /pedestrian trail, exclusive of that area adjacent to the consolidated
portion of the view park, shall be maintained as view corridors between
buildings.
These requirements may be altered for individual buildings, if requested by
the hospital, through the site plan review process defined in Section IX.
3. There will be no building setbacks along the westerly boundary of the .Lower
Campus (adjacent to the municipal parking lot at Superior and West Coast
Highway). with C—a1Trans east pfeperty at Superior Avenue and West Coast
Highway.
4. A twenty (20) foot setback from property line shall be provided along
Newport Boulevard from Hospital Road to a point six- hundred (600) feet
south; a twenty -five (25) foot setback from property line shall be provided
along the remainder of Newport Boulevard and along the Newport
Boulevard/West Coast Highway Interchange.
5. A ten (10) foot building setback from the property line shall be provided
along Hospital Road.
E. Lighting
The lighting systems shall be designed and maintained in such a manner as to shieldseneeal --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 eland
designed and screened to blend into the building roof using materials compatible with roofing
materials.
17
Is- a-a
G. Signs
All signs shall be as specified under the Hoag Hospital Sign Program, Part VI.
H. Parking
All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations.
Landscape
All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII.
Mechanical and Trash AreasE*elesuves
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- ,okys_and immediately adiacent residentialadjeinitfg properties.
K. internal West Hoag Drive Circulation Limitations
1. The proiect 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 q'e— 4he
..:Ile vaa with the unde.gailA: that-.. 1 :F..
as
maL aF: a �Jet S136HSOF ,.u..n its eftbfts to limit -11t-- 1 .! t' B
ht 8.00 i3m. The ssenqFiF Sttttii-ii f1,
etbad. +o es4fiete a of this ad ineludine siwiaee e..�.de�'
g=ag
1
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IS. a3
Y.
L. Loading Dock
The protect 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 proiect
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
adjoining residenees from the leading deek.
T'L... .1....:..« .. «..,......, t'..« ....., 1...�:l.i:uas— ,� «...,..,. e.i ..,. ......rt ..f .,.... F..�.., -a ..6 ..,.. ,... .1... T i.... o.
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.
19
1!5,0,2 Li
1. The applicable noise standard at the Hoag Hospital properly line adjacent to
the Loading Dock Area shall be as follows:
7AM -10PM 10PM -7AM
Daytime Nighttime
Leg (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 I1:OO.AM and 3:00 PM.
20
15 1 a5
LEGEND
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■ Existing Fence
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— E�sem ent Llie
�t
13' High Wall
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— — — 17 "High Wall..,
.............
�, �'" :`�'., 14' Illgh Wall
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NOTE: Sound Wall is approximately 470 linear Feet.
Sound Wall height measured from
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SOUND WALL LOCATION PLAN
HOAG MEMORIAL HOSPITAL PRESBYTERIAN April 3,2008
0 40 so
EXHIBIT 4 IS, ;op
LEGEND
PRMMUNE AS MMFMD IN SMINNI ALL, DISTMCT REGULATM
LOAD= DOCKARFAASIDMMeb INSIXTION M-1, OMMI(MMMNS
LOWER CAMPUS
Note: BuJMh*kbeWforldwfillc8GM;m"mc*
1110 0 4 X;lU-,TJ I
Ea
m
41
NORTH
100 0 100 200
SCALE:I'-M'
N
Vi.
A.
U
C.
HOAG HOSPITAL SIGN PROGRAM
Purpose 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.
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 flush -erne
mounted as is appropriate to the architectural design features of said building
or facility.
3. All signs together with the entirety of their supports, braces, guys, anchors,
attachments and decor shall be properly maintained, legible, functional and
safe with regard to appearance, structural integrity and electrical service.
4. All street signs shall be subject to review and approval of the City Traffic
Engineer, and shall be in compliance with Ordinance 110 -L.
5. For purposes of this section, a building shall be defined as any occupied
structure or any occupied portion of a structure that is constructed as an
addition to an existing structure and identified as a separate building for
wayfinding pumoses. Individual building numbers uniquely define the
buildings on the Hoag campus.
Number of Signs Allowed
One (1) double-faced. primary identification ground- mounted sign or two (2)
single -faced gateway entry signs shall be allowed per street frontage. In the
case of a sign occurring upon a slope, the average height shall be established
by measuring the sign height at the mid -point of the sign length perpendicular
to the slope direction. Total maximum signage area shall not exceed two
hundred (200) square feet and shall not exceed ten (10) feet in height per sign
and street frontage. This sign may occur as a wall sign, to be located upon a
project boundary perimeter wall, subject to the same number and area
23
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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
482
VII. HOAG HOSPITAL PARHING 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 Parking
Parking requirements for specific sites shall be based upon the parking criteria established in
Table 2. All parking shall be determined based upon the area allocated to the use categories.
building type md the afea alk4ted te the following funetions. Any aFea that is ealeulated as p
25
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Use Category
Outpatient Services
Support
Administrative.
TABLE 2
PARKING REQUIREMENTS
Parking Requirements
2.0 spaeesA,000 square feet*
2.31 spaces /1,000 square feet (1)
1.0 s ,.vii , nnn square e eO
0.0 spaces/1,000 square feet (1)(2)
4.0 sp e,./ 1,000 s ...e feet*
5.3 spaces /1,000 square feet (1)
Residential Care 1.0 spaces/1,000 square feetl-C31
Medical Offices 4.0 spaces/1,000 square feetIC31
Inpatient 1.25 . e. / 1,000 square r et **
2.35 spaces /1.000 square feet (1)
Parking factor based on varkin : 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.
26
1s,3 �
VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS
A. General
Detailed landscape and irrigation plans, prepared by a registered Architect or
under the direction of a Landscape Architect, shall be reviewed by the City
prior to issuance of a Certificate of Use and Occupancy. The Landscape Plan
may include a concept for the roofs and the parking structures. Trees shall not
be used, however planter boxes, green roof treatments or trellis systems may
be designed to provide added visual relief of parking structures. All rooftop
or top of parking structure landscaping proposals. shall conform to the
building height limits established in this text.
2. Parking lot trees shall be no less than twenty -four (24) inch box € rfteea+1 -5j
galien size.
3. Shrubs to be planted in containers shall not be less than ene{1- }five 5 allon
size. Ground covers will be planted from one (1) gallon containers or from
rooted cuttings.
4. Every effort should be made to avoid using plants with invasive and shallow
root systems.
5. Earth berms shall be rounded and natural in character, designed to obscure
automobiles and to add interest to the site. Wheel stops shall be so placed as
necessary to avoid that damage to trees, irrigation systemsatrits -and, shrubs
and other planting materials its avaided.
6. Trees in parking lots should be limited in variety. Selection should be
repeated to give continuity. Regular spacing or the introduction of is lief
required and irregular groupings may also be considered to add interest and
variety. Care should be exercised to allow plants to grow and maintain their
matureultimate size without restriction.
Heavy- eEmphasis shall be placed on the use of native, drought - tolerant, non-
invasive plants on the Lower Campus. On the Upper Campus, naturalized
vegetation selections, as well as those plants allowed on the Lower Campus, will
be emphasized. and natwalized vegetation and the use 0 Automatically
controlledan irrigation systems shall be designed to avoid surface runoff and
over - watering.
8. Replace and enhance existing trees. shrubs and aroundcover in areas altered
by the planned Lower Campus utility upgrade proiect to improve and unify
9. To enhance visual quality, safety and erosion control along the Lower
Campus, the north slope above the Lower Campus retaining wall will be
27
1s-30q
regraded to allow shrubs, and ground cover, and a new irrigation system will
be installed.
B. Maintenance
All planting areas are to be kept free of weeds and debris and cultivated as
necessary to maintain.
2. Lawn and ground covers areas are to be kept trimmed and/or mowed
regularly.
3. All plantings are to be kept in a healthy and growing condition. Fertilization,
cultivation and tree pruning are to be carried out as part of a regularly
scheduled annual maintenance program.
4. Irrigation systems are to be kept in good working condition at all times. On-
going monitoring, aAdjustments and cleaning of systems are to should be part
of regular maintenance procedures.
5. Stakes, guys and tree ties on trees should be checked regularly for correct
function; ties teshall be adjusted to avoid creating abrasions or girdling of
branches or central leaders. to the stems.
6. Damage to plantings created by vandalism, automobile or acts of nature shall
be corrected within.thirty (30) days.
7. Plantings and irrigation are to be maintained in accordance with the approved
plans.
C. Snecial Landscaped Street
West Coast Highway is designated in the Hoag Hospital Planned Community as a special
landscaped street. A fifteen (15) foot building setback from right -of -way /property line is
required along West Coast Highway. Only driveways, parking and signage structures are
allowed in the setback areas. Parking areas shall be screened from view of West Coast Highway
with landscaped berms.
Approximately 870 linear feet of green screen, which will consist of a combination of
landscaping and/or fencing will be installed along the Pacific Coast Highway frontage to - screen
or soften views of the west parking lot from Pacific Coast Highway.
Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All
unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner.
Installed Ttrees size are to be no less -smal ler than twenty -four (24) inch box.
D. Villa Balboa Landscape Zone
The area between the Hoag pmoperty 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
landscavee process to ensure consultation with Villa Balboa on the planting and maintenance of
28
IS ,33
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
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 Hoa 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. The area Mween the Villa
Ball .eMeag prope" and the leading a,.ek s ..ad shall be landscaped a ep aeuess
E. Parking Area
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 neGessariI) -be in-regularly spaceding. Alternative landscape
programs may be developed, including perimeter parking area landscaping, berming and
depressing of parking areas to provide additional screening. Alternative landscape programs
shall be subject to the review of the Newport Beach Planning Department.
A rooftop landscaping program may be developed for parking structures and shall be subject to
the review and the approval of the Newport Beach Planning Department.
29
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IX. SITE PLAN REVIEW
A. Puryose
The City Council finds that development on the West Coast Highway frontage of the lower
campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport
area as viewed from surrounding arterial roadways. The effect of this section is to establish a
Site Plan Review requirement by the Planning Commission for certain individual projects
which are proposed by the hospital to differ from the setback, horizontal and vertical
articulation requirements as set forth in Section V.D.2. to insure that these projects conform
with the objectives of the General Plan and the Master Plan for Hoag Hospital.
B. Findings
The City finds, determines and declares that the establishment of Site Plan Review procedures
contained in this section promotes the health, safety, and general welfare of the community by
ensuring that the development of Hoag Hospital proceeds in a manner which will not result in
inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways,
inappropriate placement of structures and impairment of the benefits of occupancy and use of
existing properties in the area.
C. Application
Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit
for any new structure or the addition to an existing structure which does not conform to the
provisions of Section V.D.2.
D. Plans and Diagrams to be Submitted
The following plans and diagrams shall be submitted to the Planning Commission for approval
t. A plot plan, drawn to scale, showing the arrangement of buildings, driveways,
pedestrian ways, off -street parking and off - street loading areas, landscaped
areas, signs, fences and walks. The plot plan shall show the location of
entrances and exits, and the direction of traffic flow into and out of off - street
parking and loading areas, the location of each parking space and loading
space, and areas for turning and maneuvering vehicles. The plot plan shall
indicate how utility and drainage are to be provided.
2. A landscape plan, drawn to scale, showing the locations of existing trees
(proposed to be removed and proposed to be retained); and indicating the
amount, type, and location of any -landscaped areas, planting beds and plant
materials with adequate provisions for automatic irrigation.
3. Grading plans when necessary to ensure development properly related to the
site and to surrounding properties and structures.
4. Scale drawings of exterior lighting showing size, location, materials, intensity
and relationship to adjacent streets and properties.
30
IS /,35
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
consideration given to the mass and bulk of buildings and the streetscape on
West Coast Highway;
4. Site plan and layout of buildings, parking areas, pedestrian and vehicular
access ways, landscaping and other site features shall give proper
consideration to functional aspects of site development.
G. Public Hearine - Required Notice
A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall
be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses
from the last equalized assessment roll or, alternatively, from such other records as contain more
recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior
boundaries of the subject property. It shall be the responsibility of the applicant to obtain and
provide to the City the names and addresses of owners as required by this Section. In addition to
the mailed notice, such hearing shall be posted in not less than two (2) conspicuous places on or
close to the property at least ten (10) days prior to the hearing.
H. Action by the Planning Commission
If all applicable standards established by this Section are met, the Planning Commission shall
approve the development. Conditions may be applied when the proposed development does not
31
l5.•3l0
comply with applicable standards and shall be such as to bring said development into
conformity.
If the development is disapproved, the Commission shall specify the standard or standards that
are not met.
A Site Plan Review decision of the Planning Commission shall be subject to review by the City
Council either by appeal, or upon its own motion, or upon the request of the Commission. The
action of the Commission on any Site Plan Review shall be final and effective twenty -one
(2 1) days following the Commission action thereon unless, within the twenty -one (2 1) day
appeal period an appeal in writing has been filed by the applicant, or any other person, the
Commission has requested a review of its decision, or unless the City Council, not more than
twenty -one (2 1) 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.
Appeal to the Citv Council
Any Site Plan Review decision of the Commission may be appealed to the City Council by the
applicant or any other person, at any time within twenty -one (21) days after the date of the
Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in
duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the
appeal is based and shall be accompanied by a fee as established by Resolution of the City
Council.
J. Action by the City Council
An appeal shall be heard and acted on by the City Council within sixty (60) days of filing a letter
of appeal, and the City Council may affirm, reverse or modify the decision of the Commission.
The decision of the City Council is final.
K. Expiration and Revocation of Site Plan Review Approvals
Expiration. Any Site Plan Review granted in accordance with the terms of
this Title shall expire within twenty -four (24) months from the date of approv-
al if a building permit has not been issued prior to the expiration date and
subsequently construction is diligently pursued until completion, unless at the
time of approval the Planning Commission has specified a different period of
time.
2. Violation of Terms. Any Site Plan Review granted in accordance with the
terms of this Title may be revoked if any of the conditions or terms of such
Site Plan Review are violated or if any law or ordinance is violated in
connection therewith.
Hearing. The Planning Commission shall hold a hearing on any proposed
revocation after giving written notice to the permittee at least ten (10) days
prior to the hearing, and shall submit its recommendations to the City
32
Ir-3 t+
Council. The City Council shall act thereon within sixty (60) days after
receipt of the recommendation of the Planning Commission.
33
15.38