HomeMy WebLinkAbout2.0_Hoag Hospital Covered Walkway_PA2010-148CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
January 20, 2011 Hearing
Agenda Item 2
SUBJECT: Hoag Hospital Covered Walkway - (PA2010 -148)
One Hoag Drive
Y Variance No. VA2010 -003
APPLICANT: Hoag Memorial Hospital Presbyterian
PLANNER: Javier S. Garcia AICP, Senior Planner
(949) 644 -3206, jgarcia @newportbeachca.gov
PROJECT SUMMARY
Hoag Hospital proposes the construction of an approximately, 210 - foot - long, covered
walkway that extends from the south parking structure to the south entrance of the main
hospital building. A portion of the covered walkway exceeds the permitted height within
the Parking Area Height Limitation Zone established by the Planned Community District
Regulations. Therefore a variance is required to approve the increased height. The
variance is for a 55- foot -long portion of the walkway that is 6 to 10 feet higher than
permitted within the Parking Zone Height Limitation Area (80 -foot height limit measured
above Mean Sea Level, 80 MSL). The parking structure is currently constructed at or
near the maximum height limit.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. — approving Variance No. VA2010 -003 with the attached
Findings and Conditions (Attachment No. PC 1).
Hoag H(,:;pital Covered Walkway
January 20, 201 1
VICINITY MAP
GENERAL PLAN
ZONING
Project
Project
_ 1
VA
Location
` Location
IN
CURRENT USE
LOCATION GENERAL PLAN { ZONING
Hoag Memorial
Hoag Memorial Hospital Presbyterian and related facilities
ON SITE:
(private Institutions)
Hospital Planned
Community PC38
RM and OM
RM (PC10) and CO-
Residential use within the Versailles at the Bluff and Villa
To the North
(Multi - Family
M
Balboa and Administrative, Professional, Financial
Residential and
(Commercial Office
Commercial uses across Hospital Road
Medical Office )
Medical
To the East:
CO -G
SP -9 /RSC
Residential and Commercial Across Newport Blvd
To the South:
RS -D
R -1
Single Family Residential Detached (Across Coast
Highway)
To the West:
public Recreation
Public Recreation
Public Parking Lot and Future Park
Hoag Hospital Covered Walkway
January 20, 2011
Page 3
lNTRODUCT'ION
Project Setting
The Hoag Memorial Hospital Presbyterian campus is located at the northwest corner of
West Coast Highway and Newport Boulevard and is comprised of two parcels totaling
approximately 40 acres. The two parcels form the accepted boundaries between what is
considered the Lower Campus and the Upper Campus. The Lower Campus includes
the following facilities: the Cancer Center, the Child Care Center, a parking structure,
several surface parking lots, and a support services building. The Upper Campus is
where the general hospital facility is located and where the main activities of the site are
centered. Additional facilities such as generator facilities, a heliport, the Surgery Center,
two parking structures and several surface parking lots are also located in the Upper
Campus.
The hospital campus is bounded on the north, east, and south by residential uses and
to the west by a public parking lot and public park.
Proiect Description
The project as submitted is for the addition of a covered walkway that will extend across
the boundary between the Parking Zone and the Tower Zone, a portion of which will
exceed the permitted Parking Zone Height Limit of 80 feet MSL, and range in height
between 80 and 90 feet MSL. The covered walkway will extend from the proposed new
elevator of the South Parking Structure to the hospital's south entrance. Approval of a
variance is required to allow the covered walkway to exceed the 80 feet MSL Height
Limit within the Parking Zone.
The Applicant's Letter of Justification describing the project request and support for the
Variance findings is attached for the Commission's information (Attachment No. PC 2).
Also attached to the letter are, detailed plans showing the location of the proposed
elevator, the hospital south entrance, and the approximate location of the proposed
covered walkway.
Background
The Hoag Hospital expansion and reconfiguration is an ongoing project that began after
adoption of the Hoag Memorial Hospital Presbyterian Planned Community Development
Criteria and District Regulations in 1992. The proposed covered walkway /canopy is a
part of the Heart and Vascular Institute portion of the project..
Hoag Hospital Covered Walkway
January 20, 2011
Page 4
DISCUSSION
Analysis
General Plan, Zoning — Hoag Hospital Planned Community District
The Land Use Element of the General Plan designates the site for Private Institutions
(PI) use. The Zoning Code designates the site as PC 38 (Hoag Memorial Hospital
Planned Community), which provides for the existing hospital facilities land use. Hoag
Hospital is governed by Planned Community District Regulations that specify floor area,
height limitation zones and other restrictions. The proposed development is an
appurtenance to the facility and consistent with these designations and will not change
the use of the property.
Local Coastal Plan
The Lower Campus of Hoag Memorial Hospital is located within the Coastal Zone and is
designated as PI -B (Private Institutions). The South Parking Structure is located on the
southerly end of the Upper Campus and is not located within the Coastal Zone, and
therefore, not subject to Coastal Commission review or approval.
Height Limit Zone Compliance
The Hoag Campus is divided into two parts for height purposes, the Upper Campus and
the Lower Campus. The Upper Campus is divided into three Height Limitation Zones;
Tower Zone, Midrise Zone and the Parking Zone (Attachment No. PC 6). The South
Parking Structure is located within the Parking Zone which has a maximum height limit
measured at 80 feet above Mean Sea Level (80 MSL), exclusive of the elevator tower
that is authorized to exceed the height limit, as necessary.
The north side of the South Parking Structure abuts the boundary between the Parking
Zone (80 MSL) and the Tower Zone (235 MSL). There exists an abrupt change between
the two height limit zones at that boundary that is depicted in the detailed plans
submitted with the Applicant's Letter of Justification (Attachment No. PC 2).
There are no provisions within the Hoag Planned Community District Regulations that
provide for a transition in the height between the two height zones. It was foreseen that
the height of the parking structure would remain unchanged, with the exception of a
future elevator that was to be added to the parking structure. However, it was not
foreseen that another structure (covered walkway or canopy) might be constructed on
top of the parking structure and across the boundary of the two height zones. Therefore,
the construction of the covered walkway cannot be accomplished within the limitations
of the Parking Zone without the prior approval of a variance for the increased height.
III
Hoag Hospital Covered Walkway
January 20, 2011
Page 5
Variance
The height limit that was adopted for the Parking Zone is a horizontal plane at 80 MSL,
which extends across the Parking. Zone and above the South Parking Structure, the
existing driving surface of the uppermost parking level measures approximately 75
MSL. The existing height limit restricts and prevents the ability to provide the covered
walkway or any other appurtenance to be constructed on top of the parking structure
without approval of a variance, because the parking structure's present height is at or
near the 80 feet MSL (as depicted on Attachment No. PC 3).
Table 1 below describes the proposal within the related height zones and percentage of
the overall walkway length.
TABLE 1:
Parking Zone
Tower Zone
TOTAL
Height Limit:
80 MSL
235 MSL
Proposed
Canopy Height:
Up to 90 MSL
Up to 96 MSL
(10 to 1.5 feet-
(It is higher in this area
above the surface
because it must maintain a
of the parking
minimum vertical clearance of
structure)
13 feet 6 inches above the
roadway to accommodate
vehicular traffic.)
Length:
55 feet
155 feet
210 feet
(Approximate)
Percentage of
26 %
74%
Total Length
Section 20.52.090 F of the Newport Beach Municipal Code, requires the Planning
Commission to make the following findings before approving a variance:
1. There are special or unique circumstances or conditions applicable to the subject
property (e.g. location, shape, size, surrounding, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification;
Hoag Hospital Covered Walkway
January 20, 2011
Page 6
2. Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under and
identical zoning classification;
3. Granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant;
4. Granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same
zoning district;
5. Granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to
the public convenience, health, interest, safety, or general welfare of persons
residing or working in the neighborhood; and
6. Granting of the Variance will not be in conflict with the intent and purpose of this
Section, this Zoning Code, the General Plan, or any applicable specific plan.
The Applicant's Letter of Justification for the requested variance is attached (Attachment
No. PC 2 for the Planning Commission's consideration. The justification primarily
focuses on the fact that the covered walkway crosses the boundary between two height
limitation zones (Parking Lot Zone and Tower Zone) that were based on the height of
the existing parking structure to accommodate the existing and future tower buildings;
and the necessity of the covered walkway for protection of patrons and patients,
entering the hospital from the South Parking Structure, from inclement weather.
The proposed 8 -foot clearance height of the covered walkway /canopy and structure
itself will total approximately 12 to 15 feet above the surface of the top level of the
parking structure for an overall height of no more than 90 feet MSL (75 feet MSL deck
surface plus 15 feet= 90 MSL), The portion of the proposed covered walkway that is the
subject of the variance is approximately 55 linear feet of the 210 linear feet of covered
walkway (26 percent of the overall length). The remainder of the covered walkway
complies with the height limitations since it is located within the Tower Zone, 235 MSL.
Required Findings
The facts support the finding for the variance request for increased height of the
covered walkway because there is the special circumstance related to the method by
which the height limit has been applied to the property which differs from how height
limits are applied elsewhere in the City. The general method for measuring permitted
height provided by the Municipal Code would be a parallel plane that follows the
topography of the lot. However, in the case of Hoag Hospital which is the only hospital
in the City and is specifically governed by its own zoning regulations (PC 38), the height
limit has been imposed based strictly on the height of a horizontal plane measured
above Mean Sea Level for each of the height limitation zones.
N
Hoag Hospital Covered Walkway
January 20, 2011
Page 7
Additionally, the abutting boundary line between height limitation zones provides no
transitional relief to take existing topography or the abrupt change in height limits into
account. This is unusually restrictive since the South Parking Structure is limited to a
height Limit which is at or near the top of the existing structure (t5 feet above the deck
surface) and does not take into consideration the slope differential between the zones at
that boundary. The attached Hoag. Hospital South Parking Structure Exhibit (Attachment
No. PC3) approximately depicts the existing grade at the front and rear of the parking
structure and its relationship to the 80 MSL horizontal plane.
Staff is satisfied that the granting of the height variance is necessary in order to enjoy
and preserve property rights and such granting bestows no special privilege because
the application of the height limit measurement in this case is derived from the Hoag
Hospital Planned Community District Regulations which do not provide a means to
transition between abruptly different height limitation zones of the subject property. The
covered walkway /canopy will also improve public safety by protecting and sheltering
patrons and patients from inclement weather while entering the hospital from the South
Parking Structure.
Variance Conditions Recommended
Significant visual impacts on private views of the neighboring residential properties are
mitigated since a majority of the walkway canopy structure will be obscured by the
surrounding landscape trees on the westerly side of the parking structure. However, to
address potential nighttime and visual impacts staff has included conditions of approval
that limit the canopy lighting to either surface- mounted, ground pedestal lights with
downward directed light sources or lighting mounted on the underside of the cover be
recessed and directed downward only. The intent of the conditions is to prohibit back-
lighting of the canopy structure. Staff has also included a condition requiring review and
approval of the color of the fabric or outside material that will cover the canopy. The
intent is to limit the color of the structure so as to blend in with the surrounding
background and the parking structure. These measures will mi nimize any adverse
visual impacts associated with the proposed structure.
Summary
Staff believes that adequate facts are in evidence to support the findings for the
variance request for the increase height of the covered walkway. Staff recommends
approval of the variance to accommodate the abrupt change in the height limitation
zones with no consideration to account for existing topography and to provide a
transition between two significantly different height zones.
Staff believes that this special circumstance deprives the property of privileges enjoyed
by others. In addition, staff does not believe the granting of the variance will be
materially detrimental to the public welfare or injurious to property or improvements in
VW
Hoag Hospital Covered Walkv.ay
January 2C. 2( 11
Pag Q
the neighborhood, as exhibited by the photos provided by the Applicant: and as
conditioned by this approval to limit visual (color of material approval) and lighting
impacts (prohibit up- lighting and back - lighting of the canopy, downward direction of
pedestrian pathway lighting). Therefore, staff recommends that the Planning
Commission approve the variance request based on the discussion and facts above
and the recommended conditions of approval that have bee- incorporated irto the
attached Resolution and Exhibit (Attachment No PC 1)
Environmental Review
The project is categorically exempt under Sect!cn 15303 of the California E�vironmer•tal
Quality Act (CEQA) Guidelines - Class 3 (New Construction or Conversion of S•rall
Structures). The addition of the covered walkway /canopy Is consistent with this
designation.
Public Notice
Notice of this hearing was published in the Dai'y Pilot, mailed to property owners w thin
300 feet of the property, and posted at the site a minimum of ten days in advance of Luis
hearing, consistent with the Municipal Code Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the City website.
Prepared by:
Y�_� ,
Javier . Garcia AICP, Senior Planner
Submitted by:
Patrick J. Alford, Kanning Manager
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Applicant's Letter of Description and Justification
PC 3 Photo Exhibit 1- Hoag Hospital South Parking Structure
PC 4 Photo Exhibit 2- Hoag Hospital South Parking Structure, Views of the Proposed
Covered Walkway
PC 5 Hoag Planned Community Site and Boundary Map
PC 6 Hoag Development Criteria Plan- Height Zones
PC 7 Aerial Photos- South Parking Structure and Hospital South Entrance
PC 8 Project Plans- Large Size
F \US_RS\PMShared \PA's1PAs - 2C10\PA2'10- 148tVA2310 -003 PC Rpt.doc.docx
Tmr 1112109
DRAFT RESOLUTION AND
FINDINGS AND CONDITIONS
FOR VA2010 -003
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF
VARIANCE NO. VA2010 -003 TO ALLOW THE CONSTRUCTION
OF A COVERED WALKWAY THAT EXCEEDS THE PERMITTED
HEIGHT LIMIT OF 80 FEET ABOVE MEAN SEA LEVEL FOR
THE MULTI -LEVEL PARKING STRUCTURE FOR HOAG
MEMORIAL HOSPITAL PRESBYTERIAN, LOCATED AT ONE
HOAG DRIVE (PA2010 -148)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Hoag Memorial Hospital Presbyterian with respect to
property located at One Hoag Drive, requesting approval of a variance of the height
limit specified by the Hoag Memorial Hospital Presbyterian District Regulations (Hoag
PC Regulations).
2. The applicant proposes to construct an approximately 210 - foot -long, covered walkway
that extends from the proposed elevator of the south parking structure to the south
entrance of the main hospital building. The new construction is authorized under the
currently approved Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations and the application is requested or
required in order to implement a portion of the project. A variance is requested to allow
an approximately 55- foot -long portion of the covered walkway to exceed the permitted
height within the Parking Area Height Limitation Zone (80 feet above Mean Sea Level)
established by the Hoag Memorial Hospital Planned Community District Regulations.
3. The Land Use Element of the General Plan designates the site for Private Institution
(PI) use. The Zoning Code designates the site as PC 38 (Hoag Memorial Hospital
Planned Community), which provides for the existing hospital facilities land use. The
proposed covered walkway is an appurtenance to the private institution facility and is
therefore consistent with this designation and will not change the use of the property.
4. The portion of the subject property designated as the lower campus is located within the
coastal zone. The Coastal Land Use Plan designates this site as Private Institution
(PI), which is intended to accommodate the existing and future expansion of the lower
campus of the overall project. The proposed covered walkway is an appurtenance to
the private institution facility and is therefore consistent with this designation and will
not change the use of the property.
5. Hoag Hospital is governed by Planned Community District Regulations that specify floor
area, height limitation zones and other restrictions. The Hoag Campus is divided into two
parts, the Upper Campus and the Lower Campus. The Upper Campus is divided into
i�
Planning Commission Resolution No. _
Paqe 2 of 8
three Height Limitation Zones; Tower Zone, Midrise Zone and the Parking Zone. The
south parking structure is located within the Parking Zone which has a maximum height
limit measured at 80 feet above Mean Sea Level (80 MSL), exclusive of the elevator
tower that is authorized to exceed the height limit, as necessary.
6. A public hearing was held by the Planning Commission on January 20, 2011, in the City
Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of
time, place and purpose of the meeting was given in accordance with the Newport
Beach Municipal Code. Evidence, both written and oral; was presented to, and
considered by, the City Council at this meeting,.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
WHEREAS, this project has been reviewed and it has been determined that it is
categorically exempt from the requirements of the California Environmental Quality Act under
Class 3 (New Construction or Conversion of Small Structures); and
SECTION 3. REQUIRED FINDINGS.
!WHEREAS, Section Chapter 20.52.090.F of the Newport Beach Municipal Code
requires findings and facts in support of such findings for approval of a variance, which are
presented as follows:
Finding:
A. That there are special or unique circumstances or conditions applicable to the subject
property (e.g. location, shape, size; surrounding; topography, or other physical features)
that do not apply generally to other properties in the vicinity under an identical zoning
classification.
Facts in Support of Finding:
A -1. The facts support the finding for the variance request for increased height of the
covered walkway because there is the special circumstance related to the method by
which the height limit has been applied to the subject property which differs from how
height limits are applied to other zoning districts in the city. The general method for
measuring permitted height provided by the Municipal Code would be a parallel plane
that follows the topography of the lot. However, in the case of Hoag Hospital; the
height limit has been imposed based strictly on the height of a horizontal plane
measured above mean sea level for each of the Height Limitation Zones of the Upper
Campus.
A -2. Additionally, the abutting boundary between height limitation zones provides no
transitional relief to take into account the existing topography or the abrupt change in
'Tmplt: 11123/09 I .
V` 1
Planning Commission Resolution No. _
Paqe 3 of 8
height limits. This is unusually restrictive since the South Parking Structure is limited to
a height limit (80 MSL) which is at or near the top of the existing structure ( ±5 feet
above the deck surface) and does not take into consideration the slope differential
between the zones at that boundary. The attached Hoag Hospital South Parking
Structure Exhibit (Attachment No. P'C3) approximately depicts the existing, grade at the
front and rear of the parking structure and its relationship to the 80 MSL horizontal
plane.
A -3. This is the only hospital and hospital zoning district (PC 38) in the City,
therefore, the zoning limitations and height restrictions as applied are unique to this
property alone, there is no identical zoning classification elsewhere in the City.
FindiM:
B. That strict compliance with Zoning Code requirements would deprive the subject property
of privileges enjoyed by other properties in the vicinity and under an identical zoning
classification.
Fact in Support of Finding:
B -1. The granting of the Variance for height does not deprive the subject property of
privileges enjoyed by other properties in the vicinity since it is consistent with the intent
of the PC Regulations to control the overall height of the parking structure itself, which
remains unchanged. The proposal to add the covered walkway /canopy does not
propose to increase the number of levels of the parking structure now or in the future.
Staff also believes that the granting of the height variance to accommodate the
addition of the covered walkway /canopy does not conflict with the intent of the Parking
Zone Height Limit.
B -2. This is the only hospital and hospital zoning district (PC 38) in the City,
therefore, the zoning limitations and height restrictions as applied are unique to this
property alone, there is no identical zoning classification elsewhere in the City.
Finding:
C. That the granting of the Variance is necessary for the preservation and enjoyment of
substantial property fights of the applicant.
Facts in Support of Finding:
C -1. The granting of the Height Variance is necessary in order to enjoy and preserve
property rights of the applicant to construct the proposed covered walkway/ canopy for
the convenience of patrons and patients, and because the application of the height
limit measurement in this case is derived from the Hoag Hospital Planned Community
District Regulations which do not provide a means to transition between abruptly
different height limitation zones of the subject property.
Tmplt 11/23/09 15
Planning Commission Resolution No. _
Page 4 of 8
Finding:
D. That the granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same zoning
district/
Facts in Support of Finding:
D -1. The approval of the variance will be consistent with the Hoag Memorial Hospital
Planned Community District Regulations since it grants relief from the method by
which the height limit has been imposed on the subject property. This would not
constitute a grant of special privilege since the application of height limits in a strictly
horizontal plane is not generally applied to other properties in the vicinity or other
zoning district city in this manner. Additionally, the proposed covered walkway as
conditioned will have minimal impact on views across or through the subject property;
and nighttime glare impacts will be minimized.
D -2. The Hoag Hospital Planned Community District Regulations permit the
proposed elevator to be added to the South Parking Structure and to exceed the
permitted height limit, as necessary. The Hoag Hospital Planned Community District
Regulations do not provide the same relief to accommodate the proposed covered
walkway /canopy. Staff believes that if the covered walkway could have been foreseen
when the planned community district regulations and master plan were being
developed in 1992, the accommodation for increased height of the walkway could
have been incorporated at that time.
D -3. This is the only hospital and hospital zoning district (PC 38) in the City,
therefore, the zoning limitations and height restrictions as applied are unique to this
property alone, there is no identical zoning classification elsewhere in the City.
Finding:
E. That the granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger; jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in
the neighborhood.
Facts in Support of Findinq:
E -1. The project will not materially affect adversely the health or safety of persons
residing or working in the neighborhood of the property of the applicant and will not
under the circumstances of the particular case be materially detrimental to the public
welfare or injurious to property or improvements in the neighborhood. In fact, the
project will improve and protect the health, safety and general welfare of patrons and
patients of the facility, as exhibited by the photos provided and as presented at the
public hearing; and as conditioned by this approval to mitigate and limit visual (color of
material approval) and lighting impacts (prohibit up- lighting and back - lighting of the
canopy; require downward direction of pedestrian pathway lighting) on the surrounding
residential uses.
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Planning Commission Resolution No. _
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Findina:
F. Granting of the Variance will not be in conflict with the intent and purpose of this Section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
F -1. The granting of this Variance will not conflict with: the Land Use Element of the
General Plan which designates the site for Private Institution (PI) use or the
Zoning Code which designates the site as PC 38 (Hoag Memorial Hospital
Planned Community), which provides for the existing hospital facilities land use,
since the proposed covered walkway is an appurtenance to the private
institution facility and is therefore consistent with these designations and will not
change the use of the property.
SECTION 4. DECISION.
NOUN, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance No.
VA2010 -003 (PA2010 -148), subject to the conditions set forth in Exhibit A, which is
attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 20TH DAY OF JANUARY, 2011.
AYES:
NOES:
BY:
Earl McDaniel, Chairman
AN
Michael Toerge, Secretary
Tmpll; 11/23109 � 1
Planning Commission Resolution No. _
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
PLANNING
The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval. The
maximum height of the covered walkway /canopy structure shall not exceed 90 MSL at its
highest point above grade within the Parking Zone Height Limitation Area. (Except as
modified by applicable conditions of approval.)
Variance No. VA2010 -0019 shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.93.050 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Variance.
5. This approval was based on the particulars of the individual case and does not in and
of itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
6. This Variance may be modified or revoked by the City Council or Planning
Commission should they determine that the proposed uses or conditions under which
it is being operated or maintained is detrimental to the public health, welfare or
materially injurious to property or improvements in the vicinity or if the property is
operated or maintained so as to constitute a public nuisance.
7. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Department. If the building permits are issued by the Office of the State Architect,
unpaid administrative costs or fees associated with the processing of this application
shall be due and payable to the Planning Department within 45 days of the effective
date of this approval.
Prior to the issuance of building permits, the applicant shall submit as a part of the plan
check process, color swatches or material sample of the proposed surface of the covered
walkway /canopy for review and approval by the Planning Director. If the building permits
are issued by the Office of the State Architect, color swatches or material sample of the
proposed surface of the covered walkway /canopy shall be submitted for review and
approval by the Planning Director prior to installation.
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Planning Commission Resolution No.
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9. Prior to the issuance of building permits the lighting plan associated with the proposed
covered walkway /canopy shall be reviewed and approved by the Planning Department.
Lighting mounted on the underside of the canopy cover shalt be directed downward only;
pedestrian path lighting shall be ground mounted pedestal lights with the light source
directed downward. Back - lighting of the canopy cover is prohibited. If the building permits
are issued by the Office of the State Architect, the lighting plan shall be submitted for
review and approval by the Planning Director prior to installation.
10. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on -site lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. °Walpak" type fixtures are not permitted.
11. The covered walkway /canopy shall not be excessively illuminated based on the
luminance recommendations of the illuminating Engineering Society of North America,
or, if in the opinion of the Planning Director, the illumination creates an unacceptable
negative impact on surrounding land uses or environmental resources. The Planning
Director may order the dimming of light sources or other remediation upon finding that
the site is excessively illuminated.
12. Prior to issuance of the certificate of occuoancv or final of building permits: the
applicant shall schedule an evening inspection by the Code Enforcement Division to
confirm control of light and glare specified in condition of approval No. 11. If the
building permits are issued by the Office of the State Architect, the nighttime inspection
shall be scheduled prior to final and release for use of the covered walkway.
13. All proposed signs ishall be in conformance with the provision of Chapter 20.67 of the
Newport Beach Municipal Code. Signs attached or incorporated into the proposed
canopy structure shall comply with the comprehensive sign program or submitted as
an amendment to that program, as deemed necessary by the Planning Department.
14. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action; suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney's fees;
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City's approval of Variance No.
VA2010 -003 (PA2010 -148) for the Hoag Memorial Hospital Presbyterian covered
walkway; and the determination that the project is exempt under the requirements of the
California Environmental Quality Act. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification
provisions set forth in this condition. The applicant shall pay to the City upon demand
Tmplt 1'1/23/09 2 0
Planning Commission Resolution No. _
Page 8 of 8
any amount owed to the City pursuant to the indemnification requirements prescribed
in this condition.
Fire Department Condition
15 Prior to the issuance of building permits, the plans shall be subject to rev ev^ and
approval by the Flre Department of the minimum ve -ical clearance u -der the canopy
that extends over ',ie roadway.
•, : oe
Imo'
APPLICANT'S LETTER OF
JUSTIFICATION
FOR VA2010 -003
c 'I.
Project Description: Heart and Vascular Institute
Covered Path of Travel for South Parking Structure Rooftop Accessible Parking
October 5, 2010
The overall Heart and Vascular Institute (HVI) project includes both interior and exterior
improvements. Interior improvements will be made to the first floor of the existing
Hospital, to accommodate a new hybrid operating room and two oath labs, as well as
related staff and patient functions. Exterior improvements will be made to the fagade of
the existing South Entry building, along with a possible reconfiguration of the existing
drive approach, patient drop -off and top deck of the adjacent South Parking Structure.
As part of the reconfiguration of the top deck of the South Parking Structure, Hoag
Hospital proposes to provide a covered pedestrian path of travel from the elevator tower
access (to be constructed as part of the HVI project) at the top deck (i.e., fifth floor) of
the South Parking Structure to the South Entry patient drop -off.
As shown on the enclosed site plan, the South Entry as well as the area leading up to
the South Parking Structure is located within the Tower Zone, which allows structures
up to 235 feet above mean sea level. The Parking Structure is located within the
Parking Zone, which allows structures up to 80 feet above mean sea level (excluding
elevator towers). Hoag is requesting a variance to the height standards to allow that
portion of the covered walkway from the elevator tower to the edge of the Tower Zone,
a distance of approximately 55 feet. For this distance, the covered walkway would be
approximately ten feet above the existing height limit.
The height of the canopy would be approximately eight feet (at the elevator tower) and
approximately thirteen feet (at the South Entry patient drop -off canopy, in order to
provide for emergency vehicle access and turnaround).
Walking surfaces that are part of an accessible route are required to comply with the
Americans with Disabilities Act. Section 403 of the Americans with Disabilities Act
regulates the various characteristics of the floor or ground surface to ensure that the
route is stable, usable and does not contain obstructions that would prevent its use in
reaching an accessible element. The suitability of an accessible route depends on
certain characteristics of the surface itself, relative to both safety (slip resistance) and
usability (stable and firm). Ambulatory and semi- ambulatory people who have difficulty
maintaining balance and those with restricted gaits are particularly sensitive to slipping
and tripping hazards. The addition of a canopy over and along the accessible path of
travel is an added measure of protection against inclement weather.
Covered access on other floors of the South Parking Structure is available for patients,
including those requiring accessible parking spaces. However, that access requires
patients to use the Hospital's service entrance, and travel through the service level,
which provides no patient services and is not intended for visitor use. Therefore, the
proposed covered path of travel will provide access for all patients without requiring
them to pass through the service level.
on9n1a -148. for VA2010 -003 ')f
Information in Support of Variance Findings: Heart and Vascular Institute
Covered Path of Travel for South Parking Structure Rooftop Accessible Parking
October 5, 2010
1. Question: "What exceptional circumstances apply to the property, including size,
shape, topography, location or surroundings ?"
Hoag Response: Hoag Hospital faces practical difficulties in providing covered,
accessible patient access because of the height limitations imposed on the
Hospital. Further, Hoag Hospital faces unnecessary hardships because of the
configuration of the site and the location of the Hospital facilities on the campus
in relation to this height limit.
The exceptional circumstances applicable to Hoag Hospital are related to the
height limitations and the naturally- occurring slope that splits the Hoag campus.
Section 20.65 of the Municipal Code regulates height limits within the City.
According to Subsection 20.65.050, for Planned Community Districts, "the height
limits shall be established as part of the Planned Community Development Plan ".
On May 13, 2008, the City Council adopted Ordinance No. 2008 -9 which
amended the Hoag Memorial Hospital Presbyterian Planned Community
Development Criteria and District Regulations (Planned Community
Development Plan Amendment No. 2007 -001). Section V.0 establishes height
zones on the Hoag Hospital campus.
The Hoag Hospital campus is split into the "Upper Campus" and the "Lower
Campus ". On the Upper Campus, three height zones are identified in the Hoag
Memorial Hospital Presbyterian Planned Community Development Criteria and
District Regulations:
• 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.
• Upper Campus Mid -Rise Zone — maximum building height not to exceed one
hundred forty (140) feet above mean sea level.
U Upper Campus Parking Zone — maximum building height not to exceed eighty
(80) feet above mean sea level, exclusive of elevator towers.
The internal HVI project components are within the 235 -foot Tower Zone. The
external HVI project components are within the 235 -foot Tower Zone and the 80-
foot Parking Zone.
Information in Support %-. Variance Findings: Heart and Vas(,.. ar Institute
Covered Path of Travel for South Parking Structure Rooftop Accessible Parking, Cont.
October 5, 2010
The terms "Upper Campus" and "Lower Campus" are used because the Hoag
Hospital campus is bifurcated by a steep slope. The South Parking Structure is
built into the side of that slope, resulting in a differential of approximately forty
(40) feet between the finished floor level of first floor of the South Parking
Structure and that of the fifth level. Because it is built into the side of that slope,
the top of the South Parking Structure is, for practical purposes, at grade with the
South Entry (see enclosed site section). Regardless of the practical height of the
South Parking Structure, it is currently constructed to its maximum permitted
height of eighty (80) feet msl, which precludes the ability to construct a covered
pedestrian path from the existing South Parking Structure at the proposed
elevator tower (Parking Zone) to the Tower Zone, within which the South Entry is
located, a distance of approximately 55 feet).
2. Question: "Why is a variance necessary to preserve property rights ?"
Hoag Response: Hoag Hospital's emergency department serves approximately
70,000 patients annually. Hoag Hospital is a regional hospital, currently serving
an average of about 285 visits per day (for direct admitted patients, outpatient
surgeries and outpatient services).
Many of these patients face mobility challenges due to disability or illness. A key
factor In the preservation of Hoag Hospital's property rights is the- ability to
provide its patients convenient access. Patients that will be served by the HVI, in
particular, will be those who are elderly and with heart conditions who warrant
Hoag's special consideration in access provision. The addition of a canopy over
and along the accessible path of travel is an extra measure of protection against
inclement weather, increasing both safety (slip resistance) and usability (stable
and firm) for patients and visitors alike.
The strict application of the Code deprives Hoag Hospital the ability to enjoy
privileges enjoyed by other properties in the vicinity.
3. Question: "Why would the granting of this application not be inconsistent with the
code and not a granting of special privilege ?"
Hoag Response: In providing a covered pedestrian pathway to the South Entry,
Hoag is not being granted special privileges that are inconsistent with the
limitations of properties in the vicinity. Rather, by providing equivalent amenities
(i.e., a covered path of travel for all patients, regardless of mobility status), Hoag
will be consistent with the intent of the Americans with Disabilities Act which,
among other things, regulates the various characteristics of the floor or ground
Page 2
PA2010 -148 for VA2010.003
One Hoag Drive '?'q�
Information in Support. Variance Findings: Heart and Vasa,, ar Institute
Covered Path of Travel for South Parking Structure Rooftop Accessible Parking, Cont.
October 5, 2010
surface to ensure that the route is stable and safe by adding an extra measure of
protection against inclement weather.
4, Question: "Why will the proposal not be detrimental to the neighborhood?'
Hoaq Response: The covered pedestrian walkway will be reviewed by the City
of Newport Beach Fire Department to ensure that there are no health and safety
considerations related to its provision.
The public welfare of Hoag's neighborhood will not be detrimentally affected as
shown on the enclosed photo analysis completed by Hoag which documents that
views, both private and public, in the vicinity of the covered walkway will not be
negatively affected (refer to environmental information form and project
description for detailed information on aesthetic considerations related to the
proposed covered walkway).
Page 3
n 41->
- -- - - - -- - -J- - - - -- - -- -------- - - - - --
I
I
WEST TOWER
I
MAW H05PfiAL / �
I
I
I
I
I
I
I
I
I
I
I
I
SOU M4 HOAG ROAD - --
_ -- -- PROPOe®
COVERED—
WALKWAY
ETON `i
I \ ' T — FUTURE
I ELEVATOR
L- - - - - --
SOUTH
ENTRANCE
- - - - -NW:/_
HOAG MEMORIAL HOSPITAL PRESBYTERIAN -
PROPOSED COVERED WALKWAY
CONCEPTUAL ONLY
A
I
Igo
I UPPER CAMPUS PLAN
I- - ------ - - - - --
I
n I
� I
I
T WE �'ONE7 I
El LIMff
35' 13OVE I
j SEA I
'Now=
Z I
LI R I
ALAN I
- LEVEL ---------
PARKING ZONE: HEIGHT TOWER ZONE: HEIGHT LIMIT
LIMIT 80' ABOVE MEAN 235' ABOVE MEAN SEA
SEA LEVEL j - LEVEL
1
I
PROPOSED COVERED WALKWAY:
APPROXIMATELY 8' -0' WIDE. INVERTED
1 /'L' SHAPE WITH STAINLESS STEEL
ANGLED SUPPORTS AND LAMINATED
i GLAZING TOP.
PROPOSED I /
/ 1
ELEVATOR TOWER f
SOUTH ENTAANCi- -
I
VARIANCE I
REQUEST (55'+/-) _
SOUTH PARKING STRUCTURE
GRADE
HOAG MEMORIAL HOSPITAL PRESBYTERIAN -
PROPOSED COVERED WALKWAY - SITE SECTION A -A
CONCEPTUAL ONLY
SOUTH HOAG ROAD I u -- -.
RAISED PORTION TO
ACCOMMODATE
VEHICULAR TRAFFIC
(13' -6' CLEAR MIN -)
Attachment No. PC 3
PHOTO EXHIBIT 1- HOAG HOSPITAL
SOUTH PARKING STRUCTURE
VA2010 -003
Area of Proposed Covered Walkway
Site Plan and Section
Views from Site
M Area of Vanunce Requesl
- - -- ------- - - - - -/ ------- - - - - -,
uu.romYru I r
1 I UPPER CARPUS PLAN
I surtH L______ -____
I LaV1iUM£ - I
I I
I I
I I
I I
I I
I
70V/Eq ZONE I
r�so® HEU-11 LIMB
-mo9®
235' ABOVE
WH AY
�cun +Mono noAO MEAN SEA
.y /r LEVEL
�....��F -• 1VA�37 (S5'ifl �r.u��u; �PA r. ZONE,
ILA ARKNO 20t�� I
W AB LE
ABOVE
T' ewm MEAN SEAL Q j
LEVEL MAX. N
--------- ------------- BS'!oS_----------------------- J
I I' -IS' :Walkway total height
5' ImIng Code Allowance
6 -IQ' :Requested height Emit
increase
Future
Elevator
tower
Proposed Covered Walkvvoy:
App ommotely 8'0' wide.
Inverted 1' shape MIT
sfdnless steel and lominoled
glaing top
South Entrance
View from 31d Floor Adjacent Condominium
Attachment No. PC 4
PHOTO EXHIBIT 2- HOAG HOSPITAL
SOUTH PARKING STRUCTURE
VIEWS OF PROPOSED COVERED
WALKWAY
VA2010 -003
Hoag Planned Community Site and Boundary Map
For VA2010 -003
-40
HOAG HOSPITAL AERIAL PHOTO-
SITE BOUNDARY & COASTAL ZONE BOUNDARY
LOADING DOCK (Undw &nIEInO
UPPER CAMPUS
NOR NfRY' — .• — .. �— .,� _
I HOSPITAL ROAD —
I PLANT
' HOAG DRIVE N
1 j
F
2 NEMI�N
�y. ASIMARY
` BUILDING NO '
WOMEN'S PAVILLION I
\ WEST
BLDG %
280 CAGHEY LANE
`\ ORIGINAL 1952 BUILDING
MAIN lOADING DOCK Q�
210PARISLANE
210 LILLIE LANE ' 230 LILLIE LANE •'/ 280 CAGNEYIANE\ SOUTH HOAG DRIVE 1
270CAGNEYLANE
-
/ COGEN rata¢rnstiw '
/ • PLANT - GATED FIRE ACCESS PARKING
/ RE L E -SAC.f STRUCTURE t_
f_ /
SURFACE
SURFACE PARKING C iL E �T PARKING CANCER
�.. .�
CENTER\
PROPERTY LINE +, otD
PACIFIC
+.. +.. +..+/•�..
CENTER - ,`_NOAG
DRIVE /pllA
LOWER CAMPUS COAST SDU�E~ -' CONFERENCE��
CENTER �� O NORTH
• • 't�`.y' PARKING
HIGHWAY +" STRUC`URE
v "
100 0 100 200
Note: Buildings labeled for identification purposes only SCALE: 1" -200'
PLANNED COMMUNITY SITE AND BOUNDARY MAP EXHIBIT 1
HOAG MEMORIAL HOSPITAL PRESBYTERIAN 08.20.07
REVISED 01.22.08
7
Attachment No. PC 6
Hoag Development Criteria Plan -
Height Zones
For VA2010 -003
VA2010 -003
LEGEND
HEIGHTZONES
I
42
102)
+72
UPPER CAMPUS ZONES
TOWER ZONE- MAXIMUM BUILDING HEIGHT
235' ABOVE MEAN SEA LEVEL
MIDRISE ZONE- MAXIMUM BUILDING HEIGHT
140' ABOVE MEAN SEA LEVEL
PARKING ZONE- MAXIMUM BUILDING HEIGHT 80' ABOVE MEAN SEA
LEVEL, EXCLUSIVE OF ELEVATOR TOWER
LOWER CAMPUS ZONES
LOWER CAMPUS ZONE- SUB - AREAS A, B, C, F, AND G- NO BUILDING SHALL
EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE
RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED
BUILDING HEIGHT SUB AREAS SUB - AREAS D AND E - MAXIMUM BUILDING HEIGHT
TYPICAL RANGE OF BUILDING 57.5 FEET ABOVE MEAN SEA LEVEL
HEIGHT. ABOVE PROPOSED GRADES
TYPICAL RANGE OF MAXIMUM t0'So I'On1a64010,19 LInanl 120'Wlda LEE= vlaupµ
BUILDING HEIGHTS, MEAN SEA LEVEL (NISI) l mint s 'In 2onux A Ona e L 62 A110A (?X$D ST I
AVERAGE SLOPE ELEVATION S,an.1100 D6f11 OAnn\44w —...
i,1C0 L NVUn DW!Ei�119b
210PARISW'E
21OLILLIELANE Z° fr 230LILLIELANE
fuemvrsu1 \yf i.W+ �'T� S✓
—9470
0.26 Ac. x (12368 S.F.
�90 Ou 7'111160104o
(OT) PLANT
YAR �EXIST:�
FppLAgE,' '
.8.�.
1 •�'�..��....�...� 4444 NA54
•�
,L un 9n
AIMS SEIaO: PIrEutgn SL4hnCi I—\
1 _ HOSPITAL ROAD
I POWER a z •avr..t e
f m P1ANT
AOAR,IVE ` •�
i
EP6oAR
LOADING DOCK (Under Building)
'.1'apl ECTn of tnu Fsis:ir.9 � \
Antlllpr/ OVIr I G $Ilnil
ConYUlul lhu Im`•rm[0 SCn52C1 /•�''A
� ,110,1E nhr. list P•op ?ny Unc ///
'110 t.smum BU:ary 260 CACHET IANEV-\
rhIA114 LOADING DOCK.'!
�, ^�• "
J 27OCAGNEYIANE -'"' 280 CACHET IANE
r(�
" �r'✓,f �� � al / ' C
—
39_..
(59) 1 GATED FIREACCESS
e
PACIFIC
33--j 31
COAST
6Nman Bulld:n9 S"It.1 SOUT ++FN7R��`'.
MICId4llan al 55 and 65'
Straal rrcn:n9a'AILS: c(
Emy
Note: Buildings labeled for identification purposes only
DEVELOPMENT CRITERIA PLAN
HOAG MEMORIAL HOSPITAL PR
"7
��.
Nn9TH'
I,
SIIRFACE i D.161 :91
,
PAR I I
� KING CANCER ' CENTER E. EXISTING
1 1
T e
c °IIDDURt 1 = 1
e 1 _
t 1 •✓ 25' hf n m im
Q�7 32 iI .� Sum G 1
— 152) 1•! Sumnca A -.� (
CENTER
CONFERENCE A ' Zs i'• fn0A0ORIVc I, . / �p4 S:IPP; Fmntn0n'
1, 31 (49) ✓ 0AA
!�I CONFERENCE_ s" O• P?iN
�~'... I$�_
CENTER .1 -,.,2 .•`�I �O�, O 03
PARKING
.....� STRUCNRE �' --' S➢ P`
1 H'GHIVAV �
-:-'j `
15 AfIlf6num Be:Y:'rg gn;at[t Y
Plan AmWUC;m m 20'..V4 25'
Non%SRaaI Fr4nIa9C EWE a;'.
•� ' r29'.'.Cn %mum
S4loacs A10,19
151 ar- Flon:aBn
125 amwn
m
2
NORTH
100 0 100 200
SCALE:1" =200'
REVISED 01.22.08
14
+ dSURFACE PARKING +
+
C
r
® I
)
71 O
OFF.CES
Note: Buildings labeled for identification purposes only
DEVELOPMENT CRITERIA PLAN
HOAG MEMORIAL HOSPITAL PR
"7
��.
Nn9TH'
I,
SIIRFACE i D.161 :91
,
PAR I I
� KING CANCER ' CENTER E. EXISTING
1 1
T e
c °IIDDURt 1 = 1
e 1 _
t 1 •✓ 25' hf n m im
Q�7 32 iI .� Sum G 1
— 152) 1•! Sumnca A -.� (
CENTER
CONFERENCE A ' Zs i'• fn0A0ORIVc I, . / �p4 S:IPP; Fmntn0n'
1, 31 (49) ✓ 0AA
!�I CONFERENCE_ s" O• P?iN
�~'... I$�_
CENTER .1 -,.,2 .•`�I �O�, O 03
PARKING
.....� STRUCNRE �' --' S➢ P`
1 H'GHIVAV �
-:-'j `
15 AfIlf6num Be:Y:'rg gn;at[t Y
Plan AmWUC;m m 20'..V4 25'
Non%SRaaI Fr4nIa9C EWE a;'.
•� ' r29'.'.Cn %mum
S4loacs A10,19
151 ar- Flon:aBn
125 amwn
m
2
NORTH
100 0 100 200
SCALE:1" =200'
REVISED 01.22.08
14
m
2
NORTH
100 0 100 200
SCALE:1" =200'
REVISED 01.22.08
14
Attachment No. PC 7
AERIAL PHOTOS
FOR VA2010 -003
1
AERIAL PHOTO- SOUTH PARKING STRUCTURE
do
1
_• r
[1 A
tl,m
C7 (�
i
rr �
� Y
16 , 16
ap
�e
rF
AERIAL PHOTO SOUTH PARKING STRUCTURE- ELEVATOR AND HOSPITAL SOUTH ENTRANCE