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HomeMy WebLinkAboutD-1 - Hoag Memorial Hospital Use Permit and Traffic StudyCity Council Meeting October 27, 1986 Agenda Item No. D-1 CITY OF NEWPORT BEACH TO: City Council FROM: Planning Department SUBJECT: A. Use Permit No. 1421 (Revised) Request to construct a 50,000 sq.ft. cancer center and covered walkway system in the Unclassified District. The proposal also includes: A request to allow a portion of the structure to exceed the 26 ft. basic height limit in the 26/35 Foot Height Limitation District; a request to establish an off-street parking requirement based on a demonstrated formula; a modifi- cation to the Zoning Code so as to allow a portion of the required parking to be provided as compact spaces; and the acceptance of an environmental document. AND B. Traffic Study (Public Hearing) Request to consider a traffic study so as to allow construction of a 50,000 sq.ft. cancer center. LOCATION: Portion of Lot 1 of Irvine's Subdivision, at 4000 West Coast Highway, on the northwesterly corner of Newport Boulevard and West Coast Highway in the City of Newport Beach. ZONE: Unclassified APPLICANT: Hoag Memorial Hospital Presbyterian, Newport Beach OWNER: Same as Applicant Applications If approved, the applications under consideration will allow the construction of a 50,000 sq.ft. cancer center facility with a related covered walkway by Hoag Memorial Hospital. A use permit is required in order to allow construc- tion in the Unclassified District, and to allow construction of a 35 foot building within the 26/35 Foot Height Limitation District. Also requested is the provision of off-street parking based on a demonstrated formula and the approval of a modification so as to allow a portion of the required parking to be compact spaces. Acceptance of a Traffic Study and an Environmental Document are also requested. Use Permit procedures are contained in Chapter 20.80; Mod- ification procedures are in Chapter 20.81; and Traffic Study procedures are in Chapter 15.40 of the Newport Beach Municipal Code. TO: City Council -- 2. Suggested Action If desired, sustain, modify or overrule the decision of the Planning Commis- sion. Planning Commission Action The Planning Commission reviewed the proposed project on September 4, 1986, and voted (All Ayes) to approve the Traffic Study and Use Permit No. 1421(Amended), and to accept the Environmental Document. The Findings and Conditions of Approval are listed below: A. ENVIRONMENTAL DOCUMENT Findings: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act, the State CEQA Guidelines, and City policy, and that their contents have been considered in the decisions on this project. 2. That based on the information contained in the Initial Study, the project incorporates sufficient mitigation measures to reduce potentially signifi- cant environmental effects, and that the project will not result in signi- ficant environmental impacts. B. TRAFFIC STUDY Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary -modified', or 'primary' street, so long as the committed improvement at Newport Boulevard and Hospital Road/Westminster Avenue is constructed. Condition: 1. That prior to the occupancy of the proposed project, the applicant shall contribute a proportional share as determined by the City, to the Circulation System Improvements for the intersection of Newport Boulevard and Hospital Road/Westminster Avenue. TO: City Council - 3. C. USE PERMIT NO. 1421 (AMENDED) Findings: 1. That the proposed development is consistent with the General Plan and the adopted Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 2. The project will comply with all applicable City and State Building Codes and Zoning requirements for new building applicable to the district in which the proposed project is located, except those items requested in conjunction with the proposed modifications. 3. The increased building height will result in more public visual open space and views than is required by the basic height limit, in that the proposed building is a maximum of 6 feet higher than the existing upper level elevation. 4. The increased building height will result in a more desirable architec- tural treatment of the building and a stronger and more appealing visual character of the area than is required by the basic height limit. 5. The increased building height will not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces, in that the proposed structure is similar in height to the adjacent Villa Balboa development. 6. The structure will have no more floor area than could have been achieved without the use permit for the building height. 7. Adequate off-street parking and related vehicular circulation are being provided in conjunction with the proposed development. 8. The proposed number of compact car spaces constitutes 25 percent of the parking requirements which is within limits generally accepted by the Planning Commission relative to previous similar applications. 9. The proposed Use Permit No. 1421 (Amended) and modification for compact parking will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City and further that the proposed modi- fication is consistent with the legislative intent of Title 20 of this Code. Conditions: 1. That development shall be in substantial conformance with the approved plot plan, floor plan, and elevations, as modified by the preferred design alternative one, except as noted below. 2. Development of site shall be subject to a grading permit to be approved by the Building and Planning Departments. TO: City Council - 4. 3. That a grading plan shall include a complete plan for temporary and perm- anent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 4. The grading permit shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 5. An erosion, siltation and dust control plan shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 6. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project design. 7. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. 8. Prior to the issuance of the grading permit, the design engineer shall review and state that the discharge of surface runoff from the project will be performed in a manner to assure that increased peak flows from the project will not increase erosion immediately downstream of the system. This report shall be reviewed and approved by the Planning and Building Department. 9. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. Any cut material stockpiled on the site shall be placed in such a location and manner as to prevent transport of silt or soil off site. 10. Existing on -site drainage facilities shall be improved or updated to the satisfaction of the City of Newport Beach. 11. Any exposed slopes shall be planted as soon as possible to reduce erosion potential. No slope established on the site shall exceed 2:1. 12. The grading plan shall include a complete plan for temporary and permanent drainage facilities to minimize any potential impacts from silt, debris and other water pollutants. The existing 42-inch storm drain shall be extended if necessary. 13. If groundwater seepage is found to occur on the project site, the plan design should not block the seepage. Blockage could include higher water pressures which might influence slope stability. 14. A paleontological monitor shall be retained by the landowner and/or developer to attend pre -grade meetings and perform inspections during development. The paleontologist shall be allowed to divert, direct, or halt grading in a specific area to allow for salvage of exposed fossil materials. TO: City Council - 5. 15. Archaeological, paleontological, and historical resources within the coastal zone shall be investigated in accordance with acceptable scientific procedures and appropriate mitigation measures (including testing, salvage or presentation) shall be adopted on a case -by -case basis in accordance with regular City policy. 16. Should fossils be recovered, a paleontological report shall be prepared for the project to satisfy the City of Newport Beach K-5 and K-6 requirements. 17. If resources are recovered, they shall be donated to an appropriate natural history museum or foundation, such as the Orange County Natural History Foundation or the Los Angeles County Museum of Natural History. 18. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed land- scape architect shall certify to the Planning Department that the land- scaping has been installed in accordance with the prepared plan.) 19. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Department. 20. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 21. The landscape plan shall place heavy emphasis on the use of drought - resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over -watering. 22. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 23. Prior to issuance of building or grading permits, the geometrics and adequacy of the on -site access road for emergency vehicles shall be evaluated and approved by the Public Works Department. 24. Emergency access from Newport Boulevard or Pacific Coast Highway shall be provided in a manner acceptable to the Public Works and Fire Departments. 25. That prior to the issuance of building permits, the Fire Department shall review the proposed plans and may require automatic fire sprinkler protection. 26. The Fire Department access shall be approved by the Fire Department. 27. That all buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. 28. That all access to the buildings be approved by the Fire Department. TO: City Council - 6. 29. That all on -site fire protection (hydrants and Fire Department connec- tions) shall be approved by the Fire and Public Works Departments. 30. The project applicant will coordinate with the City of Newport Beach fire department in relocating the fire main. 31. Parking areas shall be paved early during construction activities. 32. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 33. The layout of the surface parking, including compact parking, shall be subject to further review and approval by the City traffic engineer. 34. All proposed development shall provide for vacuum sweeping of parking areas. 35. That all improvements be constructed as required by Ordinance and the Public Works Department. 36. That the intersection of the private streets and drives be designed to provide sight distance for a speed of 25 miles per hour. Slopes, landscaping, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 37. That drainage and utility improvements be shown on standard improvement plans prepared by a licensed civil engineer. 38. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 39. County Sanitation District Fees be paid prior to issuance of any Building Permits. 40. Prior to issuance of -building or grading permits, a bicycle trail study shall be conducted in a manner acceptable to the City Public Works Depart- ment. The study will evaluate the possibility of a bicycle trail connec- tion from the Villa Balboa blufftop trail to Pacific Coast Highway. 41. That a minimum 10-foot wide bike trail be constructed to connect the Coast Highway bike trail at Newport Boulevard with the Villa Balboa bike trail/ emergency access road. 42. That all proposed signs shall be in conformance with the provision of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. TO: City Council - 7. 43. All mechanical equipment and trash areas shall be screened from public streets, alleys and adjoining properties. 44. Mechanical equipment shall not be located on the roof of the structure. 45. That any mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level of 55 Dba at the property line. 46. That any mechanical equipment and emergency power generators shall be screened from view and noise associated with said installations shall be sound attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. 47. Final design of the project shall provide for the incorporation of water - saving devices for project lavatories and other water -using facilities. 48. That the lighting system shall be designed and maintained in such a manner as to conceal 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; with a letter from the engineer stating that, in his opinion, this requirement has been met. 49. The structure shall be designed to protect the building from gas accumu- lation and seepage, based on the recommendations of a geotechnical engineer. 50. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 51. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090;A of the Newport Beach Municipal Code. Background On September 26, 1986, the City Clerk received an appeal of the Planning Com- mission decision to approve a Traffic Study and amended Use Permit for the Hoag Memorial Hospital Cancer Center from the Villa Balboa Community Association. Analysis The applicant, Hoag Memorial Hospital Presbyterian, is requesting these approvals in order to construct a three-story, 45,000 sq.ft. cancer center with a related 5,000 sq.ft. covered walkway system and open parking areas on the site commonly known as CalTrans East near the existing Hoag Hospital parking structure. Attached for the information of the City Council is an excerpt of the Planning Commission minutes of September 4, 1986, and a copy of the Planning Commission staff report which describes the applicant's request. TO: City Council - 8. In making its appeal to the City Council, the Villa Balboa Community Associa- tion made a number of statements regarding availability of information, a judgment and agreement for a bicycle trail and the consistency of a conceptual land use plan for the entire CalTrans East site with the Newport Beach General Plan. These issues are addressed in this staff report. Additionally, staff has become aware of an error made in the original staff report in regards to the existing land use designation of the subject property in the Land Use Element of the General Plan. The General Plan designation is discussed and clarified. Villa Balboa Community Association Comments The Homeowners Association alleges in its letter of appeal that copies of the Negative Declaration were not available when requested by the Association. This statement is false. Copies of the Negative Declaration with the support- ing Initial Study were and are available to persons upon request. Planning Department records indicate that two copies of the Initial Study were given to Mr. Kim Lombard, who represented himself to City staff as the chairman of a committee established by the Villa Balboa Homeowners Association to review the project. A number of persons came to the Planning Department to review the file and the development plans. Many of these persons requested copies of the plans. The Planning Department does not receive project plans for distribution to members of the general public. These people were referred to the developer to obtain copies of the plans. The letter submitted by the Homeowners Association discusses an agreement and recorded judgment pertaining to the development of Versailles -on -the -Bluff and Villa Balboa which includes the provisions and agreements for the bicycle trail and access easement which exist on the southerly edge of Villa Balboa adjacent to the subject property. The Planning Commission, in making the decision on the approval of the Use Permit, considered the public access easement and bicycle trail. Specific Conditions of Approval were attached to the approval of the project which require the applicant to conduct a bicycle trail study to evaluate the possibility of a connection from the Villa Balboa trail to Coast Highway. The construction of the bicycle trail connection is required to be constructed by the applicant. In applying this Condition of Approval, the Planning Commission is connecting the bicycle trail easement on Villa Balboa to Coast Highway. This is considered a benefit to the community at large in the City of Newport Beach. Discussion is included in regards to a Conceptual Land Use Plan provided by Hoag Hospital in the submittal package to the City. This plan was provided at the request of staff in order that overall site circulation could be assessed in order to assure that the approval of the cancer center project would not limit future on -site circulation. The conceptual land use plan was approved by the Planning Commission. The possible future project is not under considera- tion at this time, and its conformance with the City's General Plan and Local Coastal Program is not at question in this application. Conformance of the Project with the Newport Beach General Plan and the Local Coastal Program, Land Use Plan The staff report prepared for the Planning Commission indicates that the prop- erty in question is designated for "Recreational and Environmental Open Space" TO: City Council - 9. in the Newport Beach General Plan and the Local Coastal Program, Land Use Plan, with the provision in the LCP that the site can be used for the expansion of Hoag Hospital facilities on site. The staff report was in error. On February 11, 1985, the City Council adopted Resolution No. 85-7, approving amendments to the Recreation and Open Space Element of the Newport Beach General Plan. Concurrent with this action, the City Council approved a series of General Plan Land Use Element and Local Coastal Program, Land Use Plan, amendments to assure internal consistency of the General Plan and LCP elements. As part of this action, the land use designation of the CalTrans East parcel was amended from the "Recreational and Environmental Open Space" category to "Governmental, Educational and Institutional Facilities." The project in question is consistent with this designation. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWICKER, Director by PATRICIA LEE TEMPLE Environmental Coordinator PLT/kk CC19 Attachments for City Council Only: 1. Excerpt of Minutes of the Planning Commission Meeting of September 4, 1986 2. Planning Commission Staff Report of September 4, 1986 3. Correspondence 4. Initial Study (attached separately) 5. Revised Plans and Elevations (attached separately)