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HomeMy WebLinkAboutHoag Memorial Hospital Master Plan UpdateCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 20, 2008 Agenda Item 5 SUBJECT: Hoag Memorial Hospital Presbyterian Master Plan Update (PA 2007 -073) One Hoag Drive, Newport Beach, California Certification of Final Supplemental Environmental Impact Report General Plan Amendment No. 2007 -005 Planned Community Development Plan Amendment No. 2007 -001 ■ Development Agreement Amendment No. 2007 -001 APPLICANT: Hoag Memorial Hospital Presbyterian CONTACT: James Campbell, Senior Planner (949) 644 -3210 icampbelllAcitv.newport- beach.ca.us INTRODUCTION At the March 6, 2008, meeting, the Commission considered several revisions to the Planned Community Text introduced by the applicant. Additionally, an update regarding Hoag's proposal to install a sound wall between the Upper Campus loading dock areas and Villa Balboa was presented. The most current draft development Agreement Amendment was also presented. Although the Commission did not provide specific direction as to the appropriateness of the project, staff has included draft resolutions for project approval. RECOMMENDATION Conduct a public hearing and take the following actions: Adopt the attached draft resolution recommending the City Council certify the Supplemental Environmental Impact Report (Exhibit #1). Adopt the attached draft resolution recommending the City Council approve General Plan Amendment No. 2007 -005, Planned Community Development Plan Amendment No. 2007 -001 and Development Agreement Amendment No. 2007 -001 (Exhibit #2). Hoag Master Plan Update March 20, 2008 Page 2 DISCUSSION Planned Community Text Changes The applicant introduced additional modifications to the Hoag PC text at the last meeting. Those changes have been incorporated within the draft that is attached to Exhibit #2. In the March 6, 2008 staff report, staff noted concerns with the language suggested by Hoag related to vehicle idling and Hoag now accepts staffs suggested language. As with the prior report, the draft amendment of the Hoag PC text is attached in an underline and strikeeut format with the recent changes from . the prior draft �. A. Soundwall & Associate Landscape Screen During the last meeting, Hoag agreed to replace and maintain for two years any landscaping lost on the Villa Balboa property as a result of the installation of the wall. After concluding the impact analysis of the wall, it is anticipated that no landscaping on the Villa Balboa property will be removed. Staff also had to make reasonable assumptions for tree loss due to the wall construction while also assuming that existing vegetation, which serves as a visual screen, would be retained. These factors led staff to suggest the following changes to the proposed amendment: "Loading Dock The project sponsor shall provide a sound wall along West Hoag Drive as shown in the approximate location on Exhibit 4. Said wall shall be installed within 92 months which serves as a visual screen. Please refer to Section Vlll, 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." "Villa Balboa Landscape Zone approved-penmits The area between the Hoag property line and the sound wall will be referred to as the Villa Balboa Landscape Zone. This portion of the Hoag Hospital property will have a speck landscape process to ensure consultation 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 Hoag Master Plan Update March 20, 2008 Page 3 Community Association. instaggatian Any future modifications made to said wall and landscaping shall be reviewed and approved by the Planning Director." These changes will help ensure that the trees that act as a visual screen are maintained to the maximum extent irrespective of the location of the trees in relation to the location of the soundwall. The provisions above also provides for screening of the soundwall, maintenance and installation timing. B. Parking Rates Commissioner Eaton highlighted the changes to the parking rates and questioned their derivation in an email message to staff. Parking ratios for Hoag are contained within Table 2 of the PC text. Hoag is proposing to amend several of the rates based upon an empirical parking rate study (Exhibit #3) prepared by Linscott, Law & Greenspan, a traffic engineering firm that prepared the traffic an parking analysis for the Phase II expansion (Bill & Sue Gross Women's Pavilion). This firm also prepared the traffic study for the SEIR. Mitigation Measure #32 from EIR# 142 requires the preparation of a parking generation study for future phases of construction based upon empirical or survey data. As noted above, just such a study was prepared for Phase II of the hospital expansion. This study identified higher rates for the uses listed in Table 2 with the exception of medical office and residential care. These uses were not studied as they were not being proposed. Additionally, parking demand for the support uses was assumed to be zero as this function was not distinguishable from the other categories and this function was part of inpatient, outpatient and administration uses that do have parking rates. Parking for the Bill & Sue Gross Women's Pavilion was then tabulated using the adopted rates contained within the PC text and the empirically derived rates. The parking demand using the empirically derived rates identified an increased parking need of 104 spaces above what the parking rates of the PC text would require. Since parking supply exceed this increased prediction, parking was not of concern and ultimately the project was approved. The original parking rates contained in the PC Text were requested by Hoag and since the City did not have parking ratios for all the various component Hoag Master Plan Update March 20, 2008 Page 4 activities identified by Hoag, an analysis was performed. That analysis was prepared by LSA Associates and is attached as Exhibit #4. Several parking rates in the current PC text have a footnote source being a study prepared by DKS dated May 1987 (this study is within Exhibit #4). The study does not identify specific parking rates, but it does identify peak parking demand for various specific hospital uses. The LSA study also does not specifically identify how the DKS data was used, but since it was attached to the LSA, it was a factor in their conclusion that accepted the parking rates proposed by Hoag in 1991. Based upon the parking analysis performed for the Bill & Sue Gross Women's Pavilion using the proposed empirical parking rates, if they adopted, they will require more parking to be provided than the current parking rates. Since Mitigation Measure #32 will necessitate a new parking rate study in advance of the next phase, these rates will be again compared with current parking demands measured in the Feld design adjustments can be at that time. Staff recommends that the rates be adjusted as proposed by Hoag and that the DKS source reference be corrected to accurately reflect the 1991 traffic and parking study prepared by LSA Associates. Amended Development Agreement No changes to the draft development agreement are suggested at this time and the most recent draft is attached to the March 6, 2008 staff report. Environmental Review The project has changed with the inclusion of the soundwall as part of the PC text. Bonterra Consulting has prepared an analysis of the impacts of the soundwall and landscaping (Exhibit #4). Aside from the beneficial impact of reduced noise for most abutting residents, the analysis concludes that implementation of the wall and landscaping would not result in any new or greater significant effects than have already been addressed in the Master Plan Update Supplemental EIR or whose impacts could not be mitigated to a level that is considered less than significant. Staff has prepared a mitigation monitoring and reporting program (MMRP) in accordance with CEQA for the Commission to consider. It is attached as Exhibit #5. It incorporates mitigation measures from the 1992 Hoag Master Plan EIR to be retained or modified, new mitigation measures and project design features that reduce environmental impacts. Hoag Master Plan Update March 20, 2008 Page 5 Cogeneration Facility Due to the concerns expressed by the community, the City is consulting with Fluor Enterprises regarding the possibilities of reducing visible plume emissions from the facility. The facility and potential plume reduction is not part of the project. Any condition requiring plume abatement in connection with this project would require analysis pursuant to CEQA and possibly recirculation of the Draft SEIR. The facility generates three plumes that are being evaluated; 1. Cooling tower plume 2. Engine exhaust heat plume 3. Boiler Steam venting plume Fluor's report has not been completed as of the drafting of this report. Staff will transmit the report to Commissioners and make it available to the public prior to the Planning Commission meeting. Due to the fact that the cogeneration facility is not part of the Master Plan Update project, to the extent that the Commission wants to make a recommendation related to the cogeneration facility, it should do so in conjunction with the recommendation on the amendment of the Development Agreement. CONCLUSION If the Planning Commission determines that the SEIR is adequate and finds that a recommendation of project approval is warranted at this time, the attached resolutions may be adopted. Neither resolution contains a recommendation related to the cogeneration facility. ALTERNATIVES If the Commission desires additional analysis, revision of the draft SEIR, changes to the resolutions, modifications to the draft PC Text amendment or draft Development Agreement amendment or the MMRP, those items should be identified at the hearing. If a continuance is necessary to address any unresolved issues, staff recommends a continuance to April 3, 2008, unless a continuance of a longer duration is deemed necessary based upon the issues. Prepared By: Submitted by: es Campbell, 5enio tanner DavicrLepo, n ,gZirector Hoag Master Plan Update March 20, 2008 Page 6 EXHIBITS 1. Draft resolution recommending certification of the SEIR. 2. Draft resolution recommending project approval (including revised draft PC text). 3. Excerpt of LLG Traffic Phasing Ordinance Study dated October 15, 2001 4. Excerpt of LSA Traffic Impact and Parking Analysis dated September 27, 1991 including the DKS Associates parking needs survey dated May 15, 1987. 5. Soundwall analysis prepared by Bonterra Consulting 6. Updated Mitigation Monitoring and Reporting Program