HomeMy WebLinkAboutExhibit 1Exhibit No. 1
Revised Hoag Planned Community Text
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
PLANNED COMMUNITY
DEVELOPMENT CRITERIA
AND
DISTRICT REGULATIONS
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
1.
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 ........................................................ .............................15
j I. .
TABLES
1. BUILDING AREA STATISTICAL ANALYSIS ................ ..............................9
2. PARKING REQUIREMENTS ........................................................ .............................24
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I. INTRODUCTION
Background
The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport
Beach has been developed in accordance with the Newport Beach General Plan. The purpose
of this Planned Community District is to provide a method whereby property may be classified
and developed for hospital - related uses. The specifications of this District are intended to
provide land use and development standards supportive of the proposed use while ensuring
compliance with the intent of all applicable regulatory codes.
The Planned Community District includes district regulations and a development plan for both
the Upper and Lower Campuses of Hoag Hospital. In general, over the long term, the Upper
Campus will become oriented primarily towards emergency, acute and critical care
(predominantly inpatient) uses and the Lower Campus will be developed with predominantly
outpatient uses, residential care and support services.
Whenever the regulations contained in the Planned Community text conflict with the
regulations of the Newport Beach Municipal Code, the regulations contained in the Planned
Community text shall take precedence. The Municipal Code shall regulate this development
when such regulations are not provided within these district regulations. All development
within the Planned Community boundaries shall comply with all provisions of the Uniform
Building Code and other governing building codes.
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II. GENERAL. NOTES
1. 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. Nov., meehafflien-1 appuftenanees on building ,.a, and utility oli ,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 s - designed utilizing
compatible architectural materials on the Lower Campus. Noise shall not exceed 55
dBA a4 all prepei4y lines. 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 within thirty (30) days of
the completion of grading.
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III. DEFINITIONS
Building Elevation:
1. 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 a building.
Building g nvelMe: 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:
1. 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 and/or buildings which ^n° es less than ° feet ffem finished
four to °° and4s -are not for general or routine occupancy, such as interstitial or
mechanical occupancies;
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:
1. 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.
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3. Existing - the current elevation of ground surface.
Inpatient Uses: Hospital patient services which require OWFPP ght-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 o not
exceed twenty -four (24) hours.
Residential Care: Medically- oriented residential units that do not require the acuity level
generally associated with inpatient services but require overnight stays.
Site Area: For the purpose of determining development area:
1. Gross - parcel area prior to dedications.
2. Net - parcel area after dedications.
Streets: Reference to all streets or rights -of -way within this ordinance shall mean dedicated
vehicular rights -of -way.
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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 to
the west. The Lower Campus is located north of West Coast Highway, south of the Versaille
Sunset View linear and consolidated park and Villa BalboakSaafaire Condominiums, west of
Newport Boulevard and east of Superior Avenue. It contains approximately 20.6137.38 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 Mao. From 1990 to 20151 Through the year 2019, 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.
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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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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.
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TABLE I
BUILDING AREA STATISTICAL ANALYSIS
TOTAL OF LOWER CAMPUS & UPPER CAMPUS BUILDING AREAS -
MA,xiMUM ALLOWABLE: 1,343,238 SQUARE -FEET
As of the date of adoption.
z Up to 225,000 square -feet can be transferred from the Lower to the Upper Campus
Demolition of some existinL structures on the Upper Campus will occur to ensure maximum square -feet will
not exceed 1.343,238 square -feet
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Maximum
Allowable
Net
Allowable
Site Area
Buildine Area
Existin t
Remaining
Not to weed
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765,349 sq. ft.
765,349 sq. ft.
698,121 sq. ft.
67,228 sq. ft.
990,349 sq. ft.2
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862.815 sa. ft.
577,889 sq. ft.
188,149 sq. ft,
389,740 sq. ft.
577,889 sq. ft.
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1,618,164 sq. ft.
1,343.238 sq. ft.
886,270 sq. ft.
456,968 sq. ft.
1.341238 sa. ft.'
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As of the date of adoption.
z Up to 225,000 square -feet can be transferred from the Lower to the Upper Campus
Demolition of some existinL structures on the Upper Campus will occur to ensure maximum square -feet will
not exceed 1.343,238 square -feet
9
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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)
1
Rehabilitation
Conditioning
(e)
Surgery Center
(f)
Clinical Center
(g)
Day Hospital
(h)
Back and Neck Center
(i)
Biofeedback
0)
Breast Imaging Center
(k)
Dialysis
(1)
EEG/EMG/NICE Laboratory
(m)
First Aid Center
(n)
Fertility Services
(o)
G.I. Laboratory
(p)
Magnetic Resonance Imaging
(q)
Nuclear Medicine
(r)
Occupational Therapy
(s)
Pediatrics
(t)
Pharmacy
(u)
Physical Therapy
(v)
Pulmonary Services
(w)
4 Radiology
Radiation Therapy
(x)
Respiratory Therapy
(y)
Sleep Disorder Center
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(z) Speech Therapy
(aa) Ultrasound
(bb) 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
(q) Microwave, Satellite, and Other Communication
Facilities
(4) Residential Care:
(a)
Substance Abuse
(b)
Mental Health Services
(c)
Extended Care
(d)
Hospice Care
(e)
Self or Minimal Care
(f)
Congregate Care
1 ' Parkins structures or decks do not count toward square - footage
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(5) Medical/Support Offices
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:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
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Critical Care
Emergency Care U;tDoartment
Birthing Suites
Cardiology
Cardiac Care Unit
Intensive Care Unit
Mother/Baby Unit
SurgeryAVsait4t Beaus
Off
Laboratory
Pharmacy
Patient Beds
(2) Outpatient services as allowed on the Lower Campus
(3) Administrative uses as allowed on the Lower Campus
(4) Support services as allowed on the Lower Campus
(5) Residential care as allowed on the Lower Campus
(6) Heliport (subject to Conditional Use Permit)
b. Accessory uses normally incidental to hospital development.
C. Temporary structures and uses, including modular buildings.
8 Does not count toward square - footage
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B. Prohibited Uses
1. Lower Campus
a. Emergency Room
b. Heliport
C. Conversion of mechanical or structural or spaces to uses that
allow general or routine occupancy- er- s�.
2. Upper Campus
a. Conversion of mechanical or structural erutility spaces to uses that
allow general or routine occupancy -er-s g .
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:
1. 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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D. Buildine 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' -Scams condominiums, as defined below:
a. Upper Campus western boundary setback shall be the prolongation of
the westerly edge of the existing cafeteria/laboratory building to the
points of intersection with the easterly curb line of the existing service
drive, then continuing along said line of the existing service drive.
b. Lower Campus northern boundary, all of which will have a 20 -foot
minimum building setback.
2. The setback on West Coast Highway easterly of the hospital entry signal shall
be fifteen (15) feet.
In addition, vertical articulation shall be required for buildings easterly of the
signal within one - hundred fifty (150) feet of the West Coast Highway frontage,
as follows:
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.
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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
bicyclelpedestrian 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
.. pert., at Superior n.,,,nue and West GeaS.
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 shieldeeneeal- -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. Raffier, seeh buildings vAll have rooftop equipment, necessary
for operating purposes, will comply with all building height criteria, and shall be eeneealed and
designed and screened to blend into the building roof using materials compatible with roofing
materials.
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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.
I. Landscape
All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII.
Mechanical and Trash Areaslaslesures
Prior to issuance of a building permit, the project sponsor shall submit plans to the City
Planning Department which illustrate that all mechanical equipment and trash areas will be
screened from public streets, °' and immediately adjacent residentiala*okii tg properties.
K. Iptemal West Hoag Drive Circulation Limitations
1. The project tensor shall continue to limit the use of that portion of West
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L. Loading Dock
the loading dock area, enclosure of the trash compactor, use of acoustic panels, etc.
M. Noise Standards
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WAY
M. Noise Standards
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7AM -10 PM IOPM -7AM
Daytime Nighttime
Leg (15 min) OM d13A NOMA
In addition, the grease pit cleaning which is exempt from the City Noise
Ordinance as a maintenance activity shall occur on a Saturday between the
hours of 11:00 AM and 3:00 PM.
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VI. HOAG HOSPITAL SIGN PROGRAM
A. 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.
B. General Sign Standards
1. 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 of suffaee
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 purposes. Individual building numbers uniquely define the
buildings on the Hoag campus.
C. Number of Signs Allowed
1. One (1) double -faced primary identification ground- mounted sign or two (2)
single -faced gateway entry signs shall be allowed per street frontage. In the
case of a sign occurring upon a slope, the average height shall be established
by measuring the sign height at the mid -point of the sign length perpendicular
to the slope direction. Total maximum signage area shall not exceed two
hundred (200) square feet and shall not exceed ten (10) feet in height per sign
and street frontage. This sign may occur as a wall sign, to be located upon a
project boundary perimeter wall, subject to the same number and area
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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-average height above finished grade. In the case of a sign occurring upon
a slope, the average height shall be established by measuring the sign height at
the mid -point of the sign length perpendicular to the slope direction.
Maximum sign area shall not exceed fifty (50)__thifty five ) square feet
whether freestanding or wall - mounted.
4. Vehicular and pedestrian directional signs shall be allowed. This sign type
may occur as a single- faced, double- faced, or triple -faced sign. The sign shall
be sized to allow for proper readability given the number of lines of copy,
speed of traffic, setback off the road and viewing distance. This sin type
shall not exceed a maximum height of eleven (11) feet average height above
finished grade. This sign type "I I , ktith the sign suspeaded w,.,Nwe„
two upright supports having the same depth (thiekness) as the sign eabinet
deser-ibed above.
5. Donor recognition signage shall be allowed, one (1) at each building elevation.
Maximum silm area shall not exceed one hundred seventy -five (175) square
feet for donor recognition signage.
6. Hospital identification signs shall be allowed upon hospital towers - parapets,
one (1) at each elevation. The maximum sign area shall not exceed two
hundred seventy -five (275) square feet. Anv hospital identification signage on
the elevation facing west (Villa Balboa property line) may not be illuminated.
7. On the Lower Campus, two (2) one- (I+building- mounted identification signs
will be allowed per structure and shall not be placed so as to directly face the
Villa Balboa,4Sea€aire property. Such signs shall adhere to the requirements
above for secondary building and entrance identification signage and shall be
no higher than the roof line of the building upon which they are mounted.
8. Each public parking structure shall be allowed one (1) identification sign
above each entrance and exit of the structure. The maximum sign area of each
identification sign shall not exceed thirty (30) square feet. Adjacent regulates
Parking signage does not count toward the maximum sign area.
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3q
VII. HOAG HOSPITAL PARKING REGULATIONS
A. General
Off - street parking for Hoag Hospital shall be provided on -site. Parking may
be on surface lots, subterranean or in parking structures.
2. The design and layout of all parking areas shall be subject to the review and
approval of the City Traffic Engineer and the Public Works Department.
3. Parking lot lighting shall be developed in accordance with City standards and
shall be designed in a manner which minimizes impacts on adjacent land uses.
Nighttime lighting shall be limited to that necessary for security and shielded
down from any adjacent residential area. The plans shall be prepared and
signed by a licensed electrical engineer, with a letter from the engineer stating
that the requirements have been met. The lighting plan shall be subject to
review and approval of the City Planning Department.
B. Requirements for Off - Street 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 I)Te and the area allotted to the felloAing funefiens. Any area giat is ealoulated as p—aft
Parking requirement.
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TABLE 2
PARKING REQUIREMENTS
Use Catesory
Outpatient Services (1) (2)
Support (1) (2) -(3)
Administrative (1) (2)
Residential Care (2)
Medical Offices (2)
Inpatient (1) (4)
Parking Requirements
2.0 s es/1 nnn ° ° e °4
2.31 spaces /1,000 square feet
1.0 ..paeen nnn square fee
0.0 spaces /1,000 square feet
4.0 simees! 1.000
5.3 spaces /1,000 square feet
1.0 spaces/1,000 square feet
4.0 spaces/1,000 square feet
1.25 syae s. 1,000 ..,.aafe feet
2.35 spaces/1,000 square feet
(1) Parking factor based on Traffic Study 2001 -002 approved by Planning Commission
Resolution No. 1542.
(2) Parking factor based on DKS Associates Traffic Study, May 1987.
(3) Support Services generates parking demand that is already accounted for in one of the
other categories as determined in Traffic Study 2001 -002 approved by Planning
Commission Resolution No. 1542.
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4)
VHL 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€ifeen (15)
gallen size.
Shrubs to be planted in containers shall not be less than one—(4 +five L5)-gallon
size. Ground covers will be planted from one (1) gallon containers or from
rooted cuttings.
4. Every effort should be made to avoid using plants with invasive and shallow
root systems.
5. Earth berms shall be rounded and natural in character, designed to obscure
automobiles and to add interest to the site. Wheel stops shall be so placed as
necessary to avoid that damage to trees, irrigation s sy temsunit&-and, shrubs
and other planting materials is avoided.
6. Trees in parking lots should be limited in variety. Selection should be
repeated to give continuity. Regular spacing or the introduction of is no
reqiiired an irregular groupings may also be considered to add interest and
variety. Care should be exercised to allow plants to grow and maintain their
maturealtimate 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. Automatically
controlledan irrigation systems shall be designed to avoid surface runoff and
over - watering.
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B. Maintenance
1. All planting areas are to be kept free of weeds and debris and cultivated as
necessary to maintain.
2. Lawn and ground 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 sheeld -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 'so he gsewa -q
6. Damage to plantings created by vandalism, automobile or acts of nature shall
be corrected within thirty (30) days.
C. Special 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.
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 - smaller than twenty -four (24) inch box.
D. Villa Balboa Landscape Zone
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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 4y—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.
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44q
IX. SITE PLAN REVIEW
A. P=ose
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. Annlication
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:
1. 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.
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41�
5. Architectural drawings, renderings or sketches, drawn to scale, showing all
elevations of the proposed buildings and structures as they will appear upon
completion.
6. Any other plans, diagrams, drawings or additional information necessary to
adequately consider the proposed development and to determine compliance
with the purposes of this chapter.
E. Fee
The applicant shall pay a fee as established by Resolution of the City Council to the City with
each application for Site Plan Review under this chapter.
F. Standards
In addition to the general purposes set forth in sub - section A, in order to carry out the purposes
of this chapter as established by said section, the Site Plan Review procedures established by
this Section shall be applied according to and in compliance with the following standards, when
applicable:
The development is in compliance with all other provisions of the Planned
Community Development Criteria and District Regulations (P -C Text);
2. Development shall be compatible with the character of the neighborhood and
surrounding sites and shall not be detrimental to the orderly and harmonious
development of the surroundings and of the City;
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 Hearing - 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 bearing.
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H. Action by the Plannine Commission
If all applicable standards established by this Section are met, the Planning Commission shall
approve the development. Conditions may be applied when the proposed development does not
comply with applicable standards and shall be such as to bring said development into
conformity.
If the development is disapproved, the Commission shall specify the standard or standards that
are not met.
A Site Plan Review decision of the Planning Commission shall be subject to review by the City
Council either by appeal, or upon its own motion, or upon the request of the Commission. The
action of the Commission on any Site Plan Review shall be final and effective twenty -one
(21)days following the Commission action thereon unless, within the twenty -one (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 (21) days after the Commission action, on its own motion, elects to review and act
on the action of the Commission, unless the applicant consents to an extension of time. The
City Council may affirm, reverse or modify the decision. Such action by the City Council shall
be final.
I. Appeal to the City Council
Any Site Plan Review decision of the Commission may be appealed to the City Council by the
applicant or any other person, at any time within twenty -one (21) days after the date of the
Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal
in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which
the appeal is based and shall be accompanied by a fee as established by Resolution of the City
Council.
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.
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a
K. ExRiration and Revocation of Site Plan Review Approvals
1. 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.
3. Hearing. The Planning Commission shall hold a hearing on any proposed
revocation after giving written notice to the permittee at least ten (10) days
prior to the hearing, and shall submit its recommendations to the City
Council. The City Council shall act thereon within sixty (60) days after
receipt of the recommendation of the Planning Commission.
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