HomeMy WebLinkAboutC-2371 - Off-Site Parking Agreement for Flagship Convalescent Hospitali i
• TO:
City Council
CITY OF NEWPORT BEACH
DEC 13 1982
FROM: Planning Department By the CITY COUNCIL
SUBJECT: Off -Site Parking Agreement CITY OF NEWPORT gLACH
Request to accept and approve an off -site parking
agreement for a portion of the required off- street
parking spaces in conjunction with a proposed
expansion of the Flagship Convalescent Hospital._.
LOCATION: Parcel 1 of Record of Survey 79 -7 (Resubdivision No. 198),
located at 466 Flagship Road, on the southwesterly side
of Flagship Road between Hilaria Way and Dana Road, in
the Hoag Memorial Hospital area (i.e., convalescent
hospital property);
Lots 6 and 7, Tract 5884, located at 4000 Hilaria Way
at the southeasterly terminus of Hilaria Way in the
• Hoag Memorial Hospital area (i.e., off -site parking lot).
ZONE: A -P
OWNER: American -Cal Medical Services #1 (i.e., convalescent hospital
site and long -term lessee of the off -site parking lot).
Application
This is a request for the acceptance of an off -site parking agreement in
conjunction with the expansion of the Flagship Convalescent Hospital. In
accordance with Section 20.30.035B. of the Newport Beach Municipal Code, the
Planning Commission shall not recommend and the City Council shall not approve
off - street parking on a separate lot from the building site or site unless:
a)
Such lot is so located as to be useful in connection with
City Council Meng
December 13, 1982
C38,
Parking on such lot will not create undue traffic hazards
Agenda Item No.
F -3(a)
in the surrounding area.
City Council
CITY OF NEWPORT BEACH
DEC 13 1982
FROM: Planning Department By the CITY COUNCIL
SUBJECT: Off -Site Parking Agreement CITY OF NEWPORT gLACH
Request to accept and approve an off -site parking
agreement for a portion of the required off- street
parking spaces in conjunction with a proposed
expansion of the Flagship Convalescent Hospital._.
LOCATION: Parcel 1 of Record of Survey 79 -7 (Resubdivision No. 198),
located at 466 Flagship Road, on the southwesterly side
of Flagship Road between Hilaria Way and Dana Road, in
the Hoag Memorial Hospital area (i.e., convalescent
hospital property);
Lots 6 and 7, Tract 5884, located at 4000 Hilaria Way
at the southeasterly terminus of Hilaria Way in the
• Hoag Memorial Hospital area (i.e., off -site parking lot).
ZONE: A -P
OWNER: American -Cal Medical Services #1 (i.e., convalescent hospital
site and long -term lessee of the off -site parking lot).
Application
This is a request for the acceptance of an off -site parking agreement in
conjunction with the expansion of the Flagship Convalescent Hospital. In
accordance with Section 20.30.035B. of the Newport Beach Municipal Code, the
Planning Commission shall not recommend and the City Council shall not approve
off - street parking on a separate lot from the building site or site unless:
a)
Such lot is so located as to be useful in connection with
the proposed use or uses on the building site or sites.
b)
Parking on such lot will not create undue traffic hazards
in the surrounding area.
•
c)
Such lot and the building site are in the same ownership,
or the owners of the building sites have a common ownership
in such lot, and the owner or owners are entitled to the
immediate possession and use thereof (ownership of the off -
site lot must be ownership in fee or a leasehold interest
of a duration adequate to serve all proposed uses on the
building site or sites).
•
C
•
T0: City - 2.
d) The owner or owners and the City, upon the approval of the
City Council, execute a written instrument or instruments,
approved as to form and content by the City Attorney, provid-
ing for the maintenance of the required off - street parking
on such lot for the duration of the proposed use or uses on
the building site or sites. Should a change in use or addi-
tional use be proposed, the off - street parking shall be
recorded in the office of the County Recorder and copies
thereof filed with the Planning Department.
Suggested Action
If desired, approve the off -site parking agreement.
Planninq Commission Recommendation
At its meeting of August 5, 1982, the Planning Commission voted (4 Ayes, 2
Noes, 1 Absent) to approve Use Permit No. 1089, so as to permit the expansion
of an approved 100 bed convalescent hospital to a 167 bed facility. Said
application was approved with the twelve Findings and subject to the
thirty -three Conditions of Approval as indicated in an excerpt of the Planning
Commission minutes dated August 5, 1982 which is attached for Council review.
The Commission also approved a Traffic Study in conjunction with the proposed
development. In addition, the Planning Commission approved Use Permit No.
1285(Amended) and Use Permit No. 1396(Amended) on August 5, 1982 which
permitted revisions to the parking requirements for the adjoining Newport
Villa Adult Retirement Care Center and the Villa West Convalescent Hospital
(see attached vicinity map).
Analysis
The Planning Commission required a minimum of one parking space for each three
beds (56 parking spaces) in the expanded 167 bed Flagship Convalescent
Hospital. Twenty -nine of the required parking spaces are provided on site.
The remaining twenty -seven required parking spaces will be located off site
within the existing parking structure on the adjoining Newport Villa property.
Condition of Approval No. 4 of Use Permit No. 1089(Amended) provides that:
"an off -site parking agreement shall be approved by the
City Council, guaranteeing that a minimum of 27 parking
spaces shall be provided on Lots 6 and 7, Tract No. 5854
(i.e., the Newport Villa site) for the duration of the
expanded Flagship Convalescent Hospital on the adjoining
property."
A majority of the Commissioners had no objections with such a proposal
inasmuch as the parking spaces are excess spaces for the Newport Villa
complex, and the proposed off -site parking location substantially conforms to
the previously stated criteria for approval. Furthermore, the applicant
proposes to use the off -site parking spaces for employee parking which will
leave all of the on -site parking spaces for guest parking on the Flagship
Convalescent Hospital property.
TO: City Council - 3.
E
Attached for the information and review of the City Council is a copy of the
Planning Commission staff report which describes the applicant's request.
• Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
by r� G
WILLIAM R. LAYCOCIV
Current Planning Adm nistrator
WRL /kk
Attachments for City Council Only:
• Planning Commission Minutes
Planning Commission Staff Report
Vicinity Map
i
Fxempt roMding re4uegl Pat
Government Cod, 814ga
EXEMPT
C10
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
City Clerk
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, California 92663
-4,22524-
RECORDED IN OFFICIAL RECORDS
OF ORANGE COUNTY, CALIFORNIA
-1150 AM SEP 2 6'83
LtE A. BRANCH, C
4`0 CONSIDERATIP'
U
Space Above This Line For Recorder's Use Only
OFF-SITE PARKING AGREEMENT
OCT223 1983,—,
Prar
(Name and Location of Business)
Flagship Convalescent Hospital
466 Flagship Road
Newport Beach, California 92663 d2,p_�
THIS AGREEMENT, made and entered into this
day of 19 0 by and between
CITY OF NEWPORT BEACH, a municipal
corporation and charter City,
hereinafter referred to as "City,"
MM
knerican-Cal Medical Services No. 1, Inc.
hereinafter referred to - as
"Owner," (Long Term Lessee)
American -Cal Medical Services No. 1, Inc.
it
hereinafter referred to as
"Lessee,"
is made with reference to the following facts, the materiality
and existence of which is stipulated and agreed by the parties
hereto:
I. Owner owns certain real property located
4000 Hillaria Way Newport Beach
at , in the City of Newport Beach,
County of orange, State of California, which real property is
more particularly described as:
Lots 6 and 7,
Tract 5854
County of Orange, California
hereinafter referred to as "the property"; and
83-422524
Ii. Lessee operates on property located
at 466 Flagship Road Newport Beach a convale!icent hospital known
as Flagship Convalescent Center-. Provisions of the Newport Beach
Municipal Code require persons conducting a convalescent hospital to
provide parking spaces for their customers; and
use permit
III. Lessee has applied to City for a
has done so because Lessee proposes to construct a000 square foot addition
and the changes proposed by Lessee are such that additional
parking spaces must be provided by Lessee, and
IV. Lessee has entered into a written agreement with
Owner, which agreement grants to Lessee the exclusive right to
use 27 automobile parking spaces the property. A
copy of the written agreement is attached hereto and marked
Exhibit "A."
V. The Planning Commission of the City of Newport
Beach, in conjunction with its consideration of
the use permit $1 recommended to the City Council of the
City of Newport Beach approval of this Off -Site Parking
Agreement, after determining that the conditions of Section
20.30.035(D) of the Newport Beach Municipal Code were satisfied;
and
VI. The City Council of the City of Newport Beach
considered the proposed Off -Site Parking Agreement , determined
that the Agreement satisfied the provisions of Section
20.30.035(13) of the Newport Beach Municipal Code, and authorized
execution of this Agreement,
Im
NOW, THEREFORE, the parties heroto agree as follows:
1. Lessee shall execute, and do all things necessary
to ensure the effectiveness and validity of, the written agree-
ment pursuant to which Lessee has the right to automobile parking
spaces on the property. Lessee further agrees to fully perform
all of the duties and responsibilities imposed upon Lessee by the
Lease Agreement (Exhibit "A") pursuant to which Lessee has the
right to parking spaces, and further agrees that any breach by
Lessee of the terms of this written agreement constitutes a
breach of this agreement. The duties of Lessee pursuant to
this paragraph shall continue for such time as the Lessee
convalescent hospital 466 Flagship Road
operates a located at , and
with the characteristics, and intensity of use; authorized by the
Lease and any previous approvals granted by City.
2. In the event that the use of the off-street
automobile parking spaces provided for on this Lease Agreement
(Exhibit "A") are lost to Lessee, for any reason, Lessee agrees
to do the following:
a. Alter the characteristics of, or reduce the
convalescent hospital 466 Flagship Road
capacity of, the located at
such that the automobile parking spaces available to, and
under the control of, Lessee are, given consideration to any
nonconforming rights that Lessee may have as of the date of
this Agreement, sufficient to satisfy the parking
requirements of the Newport Beach Municipal Code;
b. Notify, in writing and within 30 days of the
loss of the parking spaces, the Planning Director of the City
of Newport Beach that automobile parking spaces previously
available to Lessee are no longer available; and
c. Prior to resuming business in the manner
- 3 -
63-422524
authorized prior to the- loss of the parking spaces,Lessee
shall submit to the Planning Director of the City of Newport
Beach a new or amended Off -Site Parking Agreement, giving
Lessee the use of at least the same number of parking spaces
required by the Lease Agreement (Exhibit "A") and this
agreement and shall further obtain such recommendations and
approvals of such agreement, by the Planning Commission and
City Council of the City of Newport Beach, as required by the
Charter of the City of Newport Beach and the Newport Beach
Municipal Code.
convalescent hospital
3. Lessee shall, at all times the
is open for business, provide a sufficient number of parking
attendants to ensure that the off -.street parking spaces are
utilized for the purposes intended.
4. Lessee shall fully perform all of the conditions of
approval imposed by the Planning Commission and/or City Council
of the City of Newport Beach in conjunction with the approval
of use permit . The minutes of the Planning Com-
mission and/or City Council reflecting the conditions imposed are
attached hereto, marked Exhibit "B", and are incorporated hereiM
5. Lessee shall, at least 90 days prior to the expira-
tion of the written Lease Agreement, (Exhibit "A") provide a new
or amended parking agreement which grants the use of at least the
same number of parking spaces required by this Agreement and
existing Lease Agreement, (Exhibit "A").
f
5. This Agreement shall run with the property shall
bind the heirs, successors -in -interest,' transferees, vendees,
and/or assignees of the parties hereto, and shall be recorded in
the Office of the County Recorder of the County of Orange.
IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed the day and year first above written.
ATTEST:
City Clerk
CITY OF NEWPORT BEACH
A municipal Corporation
M
CITY
American -Cal Medical Services No. 1, Inc. OWNER
American -Cal Medical Services No. 1, Inc 'LESSEE
STATE OF CALIFORNIA ss 31422524
COUNTY OF ORANGE )
On this A,? Z"' day ofi n the year /V-3 , before
I me the undersigned, a Notdry Public in and for said State, personally appeared
I known to me to be the Mayor of the City of
Newport each andga4dA— known to me to be the City Clerk
of the City of Newport Beach and known to me to be the persons who executed the
within instrument on behalf of said governmental agency, and acknowledged to me
that such governmental agency executed the same.
WITNESS my hand and official seal. o+wers�a.a�s
OFFICIAL SEAL
DOROTHYNOTARY
PUBLIC
L. CALIFORNIA EN
NOTARY Pt1BLIC = CALIFORNIA
PRINCIPAL OFFICE tN
Dorot L. Palen ORANGE COUNTY
My -Gmwt ssW Expires Aprif 5.1995
I
i
3°"422524
STATE OF WISCONSIN
COUNTY OF MILWAUKEE
Personally came before me, this 16 day of August ,
1983, the above named Harold Nash and
Allen L. Samson , respectively, of American -Cal Medical
Services, Inc. #1, Inc. to me known to be the persons who executed the foregoing
instrument and acknowledged the same.,
Notary Public -,,'Milwaukee County, Wisconsin
My Commission expires
f4 ,
COUNCIL MEMS RS
ROLL CALL
€ 1-422524
T Y OF NEWPORT E `AC H
December 13, 1982
MINUTES
I tuncv
�-:XH1161T "b"
f
3. CONTRACTS/l,GREEMENTS:
(a) Approve an Off -Site Parking Agreement for
American -Cal Medical Services #1, Inc.,
for a portion of the parking spaces
required as a Condition of Approval by
the Planning Commission at its meeting of
August 5, 1982 in connection with the
expansion of a convalescent hospital
located at 466 Flagship Road, Newport
Beach. (Use Permit No. 1089 Amended -
Report from Planning)
Off -Site Pkg
Agm C-2371
(38)
U/P 1089 (A)
(88)
-
4. COMMUNICATIONS - For referral as indicated:
(a) To the Executive Assistant to the City
Annexation/
Manager for analysis and report back to
SJoaquin Res
City Council, Southern California
(21)
Metropolitan Water District's request for
favorable consideration regarding San
Joaquin Reservoir -Operator Housing
Annexation to the City of Newport Beach.
(b) To Business License Supervisor for
Pac Sailing
response, inquiry from Mr, and Mrs. Bob La
Ctr/Bus Lic
Flamme regarding Pacific Sailing Center,
(27)
doing business at 3333 W. Pacific Coast
Highway.
(c) 'To Traffic Engineer for reply, letter from
Tfk/Racing
John Bushman regarding traffic and parking
Events
during the Sunday racing events,
(63)
(d) To. Police Chief for inclusion in the
PD/Detntn
records, report from Orange County
Facs Rpt
Division/Environmental Health regarding
(70)
investigation of health and sanitary
conditions of the City's detention
acilities.
(e) To �Parks, Beaches and Recreation for
PB&R
inclusion in their records, California
(62)
Parks id Recreation's notification
of requ'rements for bidding/amending of
concession rojects.
(f) To staff fo reply, letter of inquiry
Utilities
regarding remov of utility poles from Crown
(89)
Drive to Pacific oast Highway,
from Joan M. Brace
(g) To staff for reply, etter from President
Transp/
of the West Newport Beach Association
Shuttle Sys
regarding the Shuttle Sys m study.
(86)
Volume 36 - Page 338
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Planning Commission Meeting August 5, 1982
Agenda Item Nos. 4,5,6,7
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECTS: Traffic Study (Continued Public Hearing)
Request to consider a Traffic Study in conjunction with the
expansion of an existing convalescent hospital located in the A -P
District.
AND
Use Permit No. 1089 (Amended) (Continued Public Hearing)
Request to amend a previously approved use permit that permitted
the establishment of a 100 bed convalescent hospital located in
the A -P District. The proposed use permit amendment is to allow
the expansion of the convalescent hospital, and to reduce the
off - street parking requirement from one parking space for each 2
beds to one parking space for each 3 beds and to delete a
previous condition of approval that required 10 foot side yard
setbacks. The proposal also includes modification to the Zoning
Code so as to allow the use of compact car spaces for a portion
of the required off- street parking; to allow a portion of the
on -site parking spaces to encroach 11 feet 2 inches and 14 feet
into the required 15 foot front yard setback and to allow
portions of the proposed building additions to encroach 3 feet
and 5 feet into the required 10 foot side yard setbacks. The
proposal also includes the approval of an off -site parking
agreement for a portion of the required parking spaces.
LOCATION: Record of Survey 79 -7 (Resubdivision No. 198) located at 466
Flagship Road, on the southwesterly side of Flagship Road between
Hilaria Way and Dana Road, in the Hoag Memorial Hospital Area.
ZONE: A -P
APPLICANT: Paul Miller, Fullerton
OWNERS: American Medical Services #1, Inc., Milwaukee, Wisconsin
AND
•
•
a •
TO: Planning Commission -2.
Use Permit No. 1285 (Amended) (Public Hearing)
Request to amend a previously approved use permit which allowed
the establishment of a 200 bed convalescent hospital on property
located in the A -P District. The proposed amendment is to reduce
the facility to a 170 bed residential care facility and to reduce
the off - street parking requirements where one parking space for
each 2 beds is presently required.
LOCATION: Lot 169, Block 2, Irvine's Subdivision, located at 393 Hospital
Road on the northwesterly corner of Hospital Road and North
Newport Boulevard, in the Hoag Memorial Hospital area.
WEP
Use Permit No. 1396 (Amended) (Public Hearing)
Request to amend a previously approved use permit which allowed
the establishment of a 170 bed residential care facility on
property located in the A -P District. The proposed amendment is
to allow a reduction of the off - street parking requirement where
one parking space for each 2 beds is presently required.
LOCATION: Lots 6 and 7, Tract 5884, located at 4000 Hilaria Way at the
southeasterly terminus of Hilaria Way in the Hoag Memorial
Hospital area.
ZONE: A -P
APPLICANT: American -Cal Medical Service #1, Milwaukee, Wisconsin
OWNER: Philip R. Heckendorn, San Marino
Applications
Use Permit No. 1089 (Amended)
This application requests approval of an amendment to a previously approved
use permit which allowed the establishment of a 100 bed convalescent hospital
in the A -P District. Said amendment is to allow the expansion of the
convalescent hospital and reduce the off - street parking requirement from one
parking space for each three beds and delete a previous condition of approval
that required 10 foot side yard setbacks. The proposal also includes
modifications to the Zoning Code so as to allow the use of compact car spaces
for a portion of the required off - street parking; to allow a portion of the
on -site parking spaces to encroach into the required 15 foot front yard
setback; and to allow portions of the proposed building additions to encroach
3 feet and 5 feet into the required 10 foot side yard setbacks. The proposal
also includes the approval of an Off -site Parking Agreement for a portion of
the required parking spaces and the approval of a Traffic Study.
12
i
TO: Planning Commission -3.
Use Permit No. 1285 (Amended)
•
• This application involves a request to amend a previously approved use permit
which allowed the establishment of a 200 bed convalescent hospital on property
located in the A -P District. The proposed amendment is to reduce the facility
to a 170 bed residential care facility and to reduce the off - street parking
requirements where one parking space for each 2 beds is presently required.
Use Permit No. 1396 (Amended)
This application is a request to amend a previously approved use permit which
allowed the establishment of a 170 bed residential care facility on property
located in the A -P District. The proposed amendment is to allow a reduction
of the off - street parking requirement where one parking space for each 2 beds
is presently required.
Subject Properties and Surrounding Land Uses
Use Permit No. 1089 (Amended), 466 Flagship Road, is presently developed with
the one story Flagship Convalescent Hospital and related parking area. To the
north, is the Hughes Aircraft facility; to the east, across Newport Boulevard,
are a variety of retail commercial and office uses which front on Old Newport
is Boulevard; to the south, is The - Newport Villa Residential Care facility; and
to the southwest, across a 20 foot wide alley and to the northwest, across
Flagship Road, are a series of four -plex apartment developments.
Use Permit No. 1285 (Amended), 383 Hospital Road is presently developed with a
two -story building which is the Villa West Residential Care facility
containing 170 beds. To the north, is the Newport Villa Residential Care
facility; to the east, across Newport Boulevard are a variety of retail
commercial and office uses; to the south, across Hospital Road, is the Hoag
Memorial Hospital; and to the west is the Park Lido Medical Building and
related parking area.
Use Permit No. 1396 (Amended) , 4000 Hilaria Way, is presently developed with
the 170 bed Newport Villa Residential Care facility and related parking
structure. To the north, is the Flagship Convalescent Hospital; to the east,
across Newport Boulevard, is a variety of retail commercial and office uses;
to the south, across a 20 foot wide alley, is a series of four -plex
residential apartment; and to the southwest, is the Villa West Residential
Care facility.
Background
• Use Permit No. 1089 - 466 Flagship Road
At its meeting of December 3, 1964, the Planning Commission approved Use
Permit No. 1089 which allowed the establishment of a 100 bed convalescent
hospital on the subject property with 50 on -site parking spaces. Said
approval was subject to the following conditions:
/t
TO: Planning Commission -4.
• 1. That a building permit not be issued until Flagship Road and Dana
Road are completed.
2. That utilities and drainage problems be resolved to the
satisfaction of the Public Works Department.
3. That a 10 foot side yard setback be established on each side and a
6 foot front yard setback.
4. That a 5 foot wall be erected adjacent to the R -3 Zoning for the
parking area only and to the 6 foot front setback line.
5. That off - street parking standards be met.
At its meeting of August 18, 1966 the Planning Commission approved a amendment
to Use Permit No. 1089 so at to allow the deletion of 5 off - street parking
spaces for the purpose of satisfying building access requirements as specified
by the Uniform Building Code.
Use Permit No. 1285 - 393 Hospital Road
• At its meeting of July 20, 1967, the Planning Commission approved Use Permit
No. 1285 permitting a two hundred bed convalescent hospital on the subject
site. Said action was subject to 16 conditions as outlined in the approved
list of conditions for Use Permit No. 1285 which is attached for Commission
review. Subsequently on November 20, 1969, Use Permit No. 1285 -A was approved
so as to permit Hoag Hospital to operate a north unit consisting of ninety
three acute medical beds for a period of three years. The use permit was
further amended on January 15, 1970, with the approval of Use Permit No.
1285 -B which allowed thirty -seven psychiatric beds. The expiration of Use
Permit No. 1285 -B was timed to coincide with the expiration of Use Permit No.
1285 -A.
At its meeting,of December 21, 1972, the Commission approved the extensions of
Use Permit No. 1285 -A and Use Permit No. 1285 -B until June 1, 1974, pending
the construction of proposed additional facilities on the main Hoag Hospital
site. Use Permit No. 1285 -A has become void, but the Modifications Committee
on May 21, 1974, approved a six month extension for Use Permit No. 1285 -B to
allow time for the modification of the buildings at Hoag Hospital and to
accommodate the relocation of the 37 psychiatric beds. Use Permit No. 1285 -B
expired on November 21, 1974 and only the original use permit remains
• effective.
Use Permit No. 1396 - 4000 Hilaria Way
On October 3, 1968, the Planning Commission approved Use Permit No. 1396,
permitting a 170 bed adult retirement care center on the subject property.
This permit was processed pursuant to the Newport Beach Municipal Code which
allows rest homes in the R -3 District subject to a use permit.
/,S--
TO: Planning Commission -5.
• On November 7, 1974, the Planning Commission approved an amendment to Use
Permit No. 1396 which included a request to reduce the Newport Villa facility
to a 125 bed facility in order to provide additional parking for the
establishment of a 96 bed "skilled care" convalescent hospital at 393 Hospital
Road (Villa West) which included 13,450 sq.ft. of medical and corporate
offices and a 2,000 sq.ft. medical clinic in the same facility. Although the
Planning Commission approved the use permit amendment, it was never exercised
and has subsequently,expired.
It should be noted that the Use Permits noted above were approved pursuant to
the Newport Beach Municipal Code which permitted institutional uses such as
hospitals in any district subject to a use permit. Since that time the zoning
on the subject property has been changed from the R -3 and the C -O -H Districts
to the A -P District (A -390) where medical centers, physical, medical and
diagnostic laboratories, pharmacies for dispensing of drugs and medical
supplies, and other uses of a similar nature are automatically permitted.
Hospitals still require the approval of a use permit in any Commercial
District, as provided in Section 20.30.020 (b) of the Municipal Code.
Environmental Significance
• The applications for Use Permit No. 1285 (Amended) and Use Permit No. 1396
(Amended) have been reviewed and it has been determined that they are
categorically exempt under Class 1 (Existing Facilities) from the requirements
of the California Environmental Quality Act.
The application for Use Permit No.1089 (Amended) has been reviewed, and it has
been determined that it will not have a significant effect on the environment.
Staff has prepared a Negative Declaration with suggested mitigation measures
if the Planning Commission desires to approve said application.
Conformance with the General Plan
The Land Use Element of the General Plan designates the subject properties for
"Administrative, Professional, and Financial Commercial" uses. The existing
and proposed uses fall within the uses permitted.
Analysis
American Medical Services #1, Inc., is now proposing to amend the previously
described use permits in conjunction with a proposed 13,000± sq.ft. addition
to the Flagship Convalescent Hospital (U.P.1089) (Amended) which will include
• 68 additional beds. The following outline reflects the major characteristics
of the existing and proposed Flagship Convalescent Hospital:
LAND AREA: 58,133 sq.ft.
BUILDABLE AREA: 42,022 sq.ft.
2 x buildable area (permitted by Code): 84,044 sq.ft.
f/
J
TO: Planning Commission -6.
EXISTING
• Gross Structural Area 22,786
Floor Area Ratio .54 x B.A.
Number of Beds
M
C'
PROPOSED
35,837 sq.ft.
.85 x B.A.
167 (68 bed increase)
Required
Off- street
Parking:
84
at one space per two beds
56
at one space per three beds
Proposed
Off - street
parking:
29
on -site spaces
(26 standards sized spaces)
( 1 handicap space)
( 2 compact spaces)
27
off -site spaces
56
Total Parking Spaces
Parking
Space Ratio:
1
space per 3 beds
REQUIRED PROPOSED
Building
Setbacks
Front
•
(Flagship Rd.)
15 ft. 15 ft.
(in the A -P District;
6' under original Use
Permit No. 1089)
Northerly side
Southerly side
0 ft.
(in the A -P District;
10' established under
original Use Permit No.
1089)
0 ft.
(in the A -P District:
10' established under
original Use Permit No.
1089)
5 ft. & 10 ft.
7 ft. & 10 ft.
(with a ramp encroaching
to the side property line)
Rear (Newport Blvd.) 0 ft 15 ft. & 17 ft.
The proposed expansion of the Flagship facility substantially conforms with
• the development standards for the A -P District except as discussed in the
following sections.
Side Yard Setbacks
The Zoning Code does not specify any side yard setback for the A -P District,
although the Planning Commission did require 10 foot side yard building
setbacks as a condition of approval of the original Use Permit No. 1089.
TO: Planning Commission -7.
• As shown on the submitted site plan (copy attached), portions of the proposed
building additions encroach 5 feet (northerly side yard setback) and 7 feet
(and 10 feet for a ramp) (southerly side yard setback) into the required side
yards. Staff has no major objections to these encroachments inasmuch as they
are minor in nature and will not obstruct views or vehicular circulation on
adjacent properties.
Front Yard Setback
In accordance with Section 20.31.035 of the Newport Beach Municipal Code, a
minimum 15 foot front yard setback is required for development in the A -P
District. The attached site plan indicates that the proposed on -site parking
spaces encroach into the required front yard setback. Parking Space No. 1
encroaches to within one foot of the front property line and Parking Space No.
22 encroaches to within 3 feet 10 inches of the front property line. Staff
has no major objections to such encroachments, inasmuch as 8' -40' wide
landscape planting areas will be provided adjacent to the sidewalk along
Flagship Road.
Required Off- street Parking
• The Municipal Code does not provide a specific parking requirement for
convalescent hospitals, although the Planning Commission has typically
established such a requirement as a condition of the use permit which is
required for such uses. The parking requirement established by previous use
permits has been one parking space for each two beds. Such is the case with
the existing Flagship Convalescent Hospital as well as the Newport Villa and
Villa West facilities.
The applicant is now requesting to reduce the off - street parking requirement
for each of the three facilities to one parking space for each three beds.
The following table indicates the required number of parking spaces for each
of the facilities based on both the existing and proposed parking formulas:
/U
1 SPACE /2 BEDS
1 SPACE /3 BEDS
Flagship Convalescent
Existing:
(99 beds)
50
spaces
33
spaces
Proposed:
(167
beds)
84
spaces
56
spaces
Villa West
Existing:
(200
beds)
100
spaces
67
spaces
Proposed:
(170
beds)
85
spaces
57
spaces
•
Newport Villa
Existing:
(170
beds)
85
spaces
57
spaces
Proposed:
(170
beds)
85
spaces
57
spaces
/U
TO. Planning Commission -8.
• Provided Off- street Parking
Use Permit No. 1089 (Flagship Convalescent)
As previously discussed Use Permit No. 1089 originally required 50 parking
spaces but was subsequently amended so as to require only 45 parking spaces
for the 100 bed facility (2.2 parking spaces per bed). In conjunction with
the proposed expansion to a 167 beds, the applicant is requesting a reduction
of the off - street parking formula for all three adjoining facilities to one
parking space for each three beds. Based on such a formula, the applicant is
proposing 29 on -site spaces (including 2 compact and 1 handicap spaces) and 27
off -site parking spaces (on the adjoining Newport Villa site) for a total of
56 parking spaces.
Use Permit No. 1285 (Villa West
In accordance with the provisions of the existing use permit, Villa West
provides 84 on -site parking spaces and 17 off -site parking spaces in the Park
Lido parking lot (Off -site Parking Agreement approved by City Council on July
14, 1975; Resolution No. 8539) for a total of 101 parking spaces. With the
proposed reduction of beds from 200 to 170, the parking ratio for Villa West
• will increase to one parking space for each 1.68 beds (170 beds e 101 parking
spaces = 1.68) or an excess of 16 parking spaces, (based on the current
parking requirements). The reduction of beds (and the new parking formula of
one parking space for each 3 beds) will eliminate the requirement of the 17
off -site parking spaces in the Park Lido parking lot.
A representative of the property owner has indicated to staff that the lease
agreement with the applicant stipulates that Villa West must be converted back
to a 200 bed convalescent hospital when their lease expires in 18 years.
Staff has no objections to this conversion back to a 200 bed facility in the
future. Sixty -seven (67) parking spaces would be required for said complex,
based upon the proposed standard of one parking space /3 beds. Since 84
parking spaces exist on -site, the existing 17 off -site parking spaces in the
Park Lido parking lot would still not be required.
Use Permit No. 1396 (Newport Villa)
In accordance with the provisions of Use Permit No. 1396, Newport Villa is
required to maintain a minimum of 85 parking spaces for the 170 bed facility.
At present there are 85 parking spaces on -site which provides an existing
parking ratio of one parking space for each 2 beds (170 beds e 85 parking
• spaces = 2).
Demonstrated Parking Formula
The applicant's request for such a reduction is based on the actual demand for
parking, which he indicates is considerably less than the established parking
requirement. The applicant has submitted in support of his request a series
of parking and visitor counts for each of the facilities during various hours
of operation (copy attached). In addition, staff has taken parking counts of
each of the facilities at various times where visitations were expected to be
the highest. Staff's figures were similar to those submitted by the
applicant, although our counts during the morning hours were slightly lower.
/9
TO: Planning Commission -9. ,
• It is staff's opinion that the present parking demand, as reflected in the
submitted parking and visitor counts, adequately supports a demonstrated
formula of one parking spaces for each three beds for each of the facilities.
Proposed Off -site Parking for Use Permit No. 1089
As discussed in the previous section, the applicant proposed to use 27 parking
spaces on the Newport Villa site, in order to meet a portion of the Flagship
parking requirement (based on the demonstrated formula). Said parking spaces
will be located within the existing parking structure and would be considered
excess parking for Newport Villa based on the demonstrated formula (85
existing spaces - 57 spaces required equals 28 excess spaces).
In accordance with Section 20.30.035 D. of the Newport Beach Municipal Code,
the Planning Commission shall not recommend and the City Council shall not
approve off -site parking on a separate lot from the building site or sites
unless:
(a) Such lot is so located to be useful in conjunction with the
proposed use or uses on the building site or sites.
• (b) Parking on such lot will not create undue traffic hazards in the
surrounding area.
(c) Such lot and the building site are in the same ownership, or the
owners of the building sites have a common ownership in such lot,
and the owner or owners are entitled to the immediate possession
and use thereof (ownership of the off -site lot must be ownership
in fee of a leasehold interest of a duration adequate to serve all
proposed uses on the building site or sites).
(d) The owner or owners and the Clty, upon the approval of City
Council, execute a written_ instrument or instruments, approved as
to form and content by the City Attorney, providing for the
maintenance of the required off - street parking on such lot for the
duration of the proposed use or uses on the building site or
sites. Should a change in use or additional use be proposed, the
off - street parking regulation applicable at the time shall apply.
Such instruments shall be recorded in the office of the County
Recorder and copies thereof filed with the Department of Community
Development.
• Staff has no major objections to such a proposal inasmuch as the applicant
proposed to use the off -site parking spaces for employee parking which will
leave all the on -site spaces for guest parking. It is staff's further opinion
that the proposed off -site parking location substantially conforms to the
previously stated criteria for approval.
Traffic Study for Use Permit No. 1089 (Amended)
A Traffic Study for the proposed 68 bed expansion of the Flagship Convalescent
Hospital has been prepared in accordance with Chapter 15.40 of the Municipal
Code ( "Traffic Phasing Ordinance ") and City Policy S -1 ( "Administrative
Procedures for Implementing the Traffic Phasing Ordinance ").
O
•
•
0
TO: Planning Commission -10.
The City Traffic Engineer determined that six intersections would be affected
by the proposed project based upon its size and geographic location. The six
intersection analyzed were:
Pacific Coast Highway /Orange
Pacific Coast Highway/ Prospect
Pacific Coast Highway /Balboa /Superior
Pacific Coast Highway /Riverside
Placentia /Superior
Newport /Hospital Road
All of the intersections were determined not to exceed 18 of the "existing
plus committed projects" traffic on any legs of the intersections. The
subject Traffic Study is attached for the Planning Commission' information.
Specific Findings and Recommendation
Section 20.80.060 of the Newport Beach Municipal Code provides that in order
to grant any use permit, the Planning Commission shall find that the
establishment, maintenance or operation of the use or building applied for
will not, under the circumstances of the particular case, be detrimental to
the health, safety, peace, morals, comfort, and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrimental
or injurious to property and improvements in the neighborhood or the general
welfare of the City. Further, Section 20.30.035;D. of the Municipal Code sets
forth the findings necessary to recommend the approval of off -site parking on
a separate lot from the building site.
Staff recommends approval of the subject applications and suggests the
Planning Commission take the following actions:
1. Approve the Traffic Study subject to the findings outlined in Exhibit
"A ", attached.
2. Approve Use Permit No. 1089 (Amended) , Use Permit No. 1285 (Amended) and
Use Permit No. 1396 (Amended) , subject to the findings and conditions as
outlined in Exhibit "A ", attached.
should the Planning Commission wish to deny the use permit applications, the
findings outlined in Exhibit "B" are suggested.
PLANNING DEPARTMENT Attachments:
JAMES D. HEWICKER, Director
By W. V.txYf,4 1WXA01,
W. William Ward .0 41,
Senior Planner
WWW:kln
Exhibit "A"
Exhibit "B"
Vicinity Map
Conditions of approval for U.P. 1285
Planning Commission Minutes for U.P.
1396 dated October 3, 1968
Traffic Study
Negative Declaration
Applicant's visitor and parking count
Letters from applicant, including
parking requirements in other cities
Plot Plans, Floor Plans, Elevations
for U.P. 1285(Amended) and U.P. 1396
(Amended) and 1396 (Amended)
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO. 1089 (Amended) AND RELATED TRAFFIC
• STUDY; USE PERMIT NO. 1285 (Amended);
AND USE PERMIT NO. 1396 (Amended)
Page 11
TRAFFIC STUDY
FINDINGS:
1. That a Traffic Study has been prepared which
analyzes the impact of the proposed project on the
peak hour traffic and circulation system in
accordance with Chapter 15.40 of the Newport Beach
Municipal Code and City Policy S -l.
2. That the Traffic Study indicates that the project -
generated traffic will be less than one percent of
existing, plus committed, plus regional traffic
during the 2.5 hour peak period on any leg of a
critical intersection.
• 3. That the Traffic Study indicates that the project -
generated traffic will neither cause nor make
worse an unsatisfactory level of traffic on any
'major', 'primary- modified', or 'primary' street.
USE PERMIT NO. 1089 (Amended)
FINDINGS:
1. The project will comply with all applicable City
and State Building Codes and Zoning requirements
for new building applicable to the district in
which the proposed project is located, except
those items requested in conjunction with the
proposed modifications.
2. That the proposed use is consistent with the Land
Use Element of the General Plan, and is compatible
with surrounding land uses.
3. The project lot size conforms to the Zoning Code
area requirements.
C
Exhibit "A"
UP 1089 Amended
Page 12
• 4. That the establishment, maintenance and operation
of the use of the property or building will not,
under the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use or be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modifications for the front and side yard setback
encroachments and the use of compact car spaces
are consistent with the legislative intent of
Title 20 of the Municipal Code.
5. The Police Department has indicated that it does
not contemplate any problems.
6. As indicated in the submitted parking counts,
adequate off - street parking and related vehicular
• circulation are being provided in conjunction with
the proposed development based on a formula of one
parking space for each three beds.
7. The proposed number of compact car spaces
constitutes 3.5 percent of the parking
requirements which is well within the limits
generally accepted by the Planning Commission
relative to previous applications.
G. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act, and that
their contents have been considered in the
decisions on this project.
.23
9. That based on the information contained in the
Negative Declaration, the project incorporates
sufficient mitigation measures to reduce
potentially significant environmental Effects, and
that the project will not result in significant
•
environmental impacts.
10. That the proposed off -site parking location is so
located as to be useful in connection with the
proposed use or uses on the building site or
sites.
11. That parking on such off -site location will not
create undue traffic hazards in the surrounding
area.
.23
Exhibit "A"
UP 1089 Amended
Page 13
• 12. That the off -site parking location is leased by
the same owner as the building site.
CONDITIONS
1. That all previous conditions of approval for Use
Permit No. 1089 shall be null and void.
2. That development shall be in substantial
conformance with the approved plot plan, floor
plan, and elevations except as noted below.
3. That a minimum of one off - street parking space for
each three beds (56 parking spaces) shall be
provided for the proposed 167 bed convalescent
hospital. All required parking spaces shall be
accessible to currently registered, licensed motor
vehicles at all times.
• 4. That an off -site parking agreement shall be
approved by the City Council, guaranteeing that a
minimum of 27 parking spaces shall be provided on
Lots 6 and 7, Tract No. 5854 (i.e., the Newport
Villa site) for the duration of the expanded
Flagship Convalescent Hospital on the adjoining
property.
5. That all trash areas shall be screened from
adjoining properties.
6. That all employees of the Flagship Convalescent
Hospital shall park their vehicles in the approved
off -site parking location.
7. That all proposed signs shall be in conformance
with the provision of Chapter 20.06 of the Newport
Beach Municipal Code and shall be approved by the
City Traffic Engineer if located adjacent to the
vehicular ingress and egress.
• 8. Development of the site shall be subject to a
grading permit to be approved by the Building and
Planning Departments.
9. That a grading plan, if required, shall include a
complete plan for temporary and permanent drainage
facilities, to minimize any potential impacts from
silt, debris, and other water pollutants.
K ��
P
Exhibit "A"
UP 1089 Amended
Page 14
• 10. The grading permit shall include, if required, a
description of haul routes, access points to the
site, watering, and sweeping program designed to
minimize impact of haul operations.
11. An erosion, siltation and dust control plan, if
required, shall be submitted and be subject to the
approval of the Building Department and a copy
shall be forwarded to the California Regional
Water Quality Control Board, Santa Ana Region.
12. That erosion control measures shall be done on any
exposed slopes within thirty days after grading or
as approved by the Grading Engineer.
13. A landscape and irrigation plan for the project
shall be prepared by a licensed landscape
architect. The landscape plan shall integrate and
phase the installation of landscaping with the
proposed construction schedule. (Prior to the
• occupancy of the additions, the licensed landscape
architect shall certify to the Planning Department
that the landscaping has been installed in
accordance with the prepared plan).
14. The landscape plan shall be subject to the
review of the Parks, Beaches and Recreation
Department and approval of the Planning
Department.
15.
The landscape plan shall include a
maintenance program which controls the use
of fertilizers and pesticides.
16.
The landscape plan shall place heavy
emphasis on the use of drought- resistant
native vegetation and be irrigated with a
system designed to avoid surface runoff and
over - watering.
17.
Landscaping shall be regularly maintained free of
•
weeds and debris. All vegetation shall be
regularly trimmed and kept in a healthy condition.
18.
The site's existing landscape plan shall be
reviewed by a licensed landscape architect. The
existing landscape program shall be modified to
include the concerns of the conditions above to
the maximum extent practicable. Any change(s) in
said existing program as a result of this review
shall be phased and incorporated as a portion of
existing landscape maintenance.
Exhibit "A"
UP 1089 Amended
Page 15
is19. That the required landscaping plan shall include
provisions for the landscaping and maintenance of
all public parkways adjacent to and in front of
the subject property. Said landscaping shall be
approved by the Public Works Department.
20. That prior to the occupancy of the building
addition, a qualified acoustical engineer,
retained by the City at the applicant's expense
shall demonstrate to the satisfaction of the
Planning Director that the noise impact from
Newport Boulevard on the project does not exceed
65 Dba CNEL for outside living areas and the
requirements of law for interior spaces.
21. That any roof top or other mechanical equipment
shall be sound attenuated in such a manner as to
achieve a maximum sound level of 55 Dba at the
property line.
• 22. That any mechanical equipment and emergency power
generators shall be screened from view and noise
associated with said installations shall be sound
attenuated to acceptable levels in receptor areas.
The latter shall be based upon the recommendations
of a qualified acoustical engineer, and be
approved by the Planning Department.
23. The Fire Department access shall be approved by
the Fire Department.
24. That all access to the buildings be approved by
the Fire Department.
25. Prior to the occupancy of the additions, a program
for the sorting of recyclable material from other
solid wastes shall be developed and approved by
the Planning Department.
26. Upon completion of construction, the applicant
• shall provide for weekly vacuum sweeping of all
paved parking areas and drives.
27. The project should be designed to conform to Title
24, Paragraph 6, Division T -20, Chapter 2,
Sub - chapter 4 of the California Administrative
Code dealing with energy requirements.
dG
Exhibit "A"
UP 1089 Amended
Page 16
• 28. Final design of the project shall provide for the
incorporation of water - saving devices for project
lavatories and other water -using facilities.
29. That the lighting system shall be designed and
maintained in such a manner as to conceal the
light source and to minimize light spillage and
glare to the adjacent residential uses. The plans
shall be prepared and signed by a Licensed
Electrical Engineer; with a letter from the
Engineer stating that, in his opinion, this
requirement has been met.
30. That all improvements be constructed as required
by ordinance and the public works Department
31. That the displaced sidewalk be reconstructed and
an access ramp be provided at the alley and
Flagship Road, and that the work be completed
• under an encroachment permit issued by the Public
Works Department.
32. That the on -site vehicular and pedestrian
circulation systems be subject to further review
and approval by the City's Traffic Engineer.
33. That arrangements be made with the Public Works
Department to guarantee satisfactory completion of
public improvements, if it is desired to obtain a
building permit prior to completion of the public
improvements.
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