HomeMy WebLinkAboutPH 6 USE PERMIT 84-16 10-15-84AGENDA
· PUBLIC HEARINGS
~NO. 6
10-15-84
DATE
0ctol~r 15, 1984
Inter- Corn
;ROM:
S UBJ ECT:
HONORABLE MAYOR AND CITY COUNCIL
COI~IUNITY DEVELOPMENT DEPARTI~ENT
APPEAL OF USE PERMIT 84-16
APPLICANT: TUSTIN COld,UNITY HOSPITAL ON BEHALF OF SAFECARE, INCORPORATED
LOCATION:
ZONING:
14662 NEtiPORT AVENUE
PUBLId & INSTITUTIONAL {P&I)
ENVIRONMENTAL
STATUS: REQUEST FOR A NEGATIVE DECLARATION WITH MITIGATION ~:dLSURES
PROPOSED.
REQUEST: TO CONSTRUCT 27,563 SQUARE FEET OF I~DICAL OFFICE_ADJACeNT TO THE
EXISTING 170 BED TUSTIN CO~I~UNIT~ HOSPITAL
BACICGROUND :'
On September 24, 1984 the Planning Commission held a public hearing to consider
the request to construct 27,563 square f.eet of medical office adjacent to :he
Tustin Community Hospital.
Staff recommended that the project be continued to the following meeting if the
appl'icant was willing to modify the proposal to address the concerns mentioned
in the staff report. However if the .applicant believed that the modifications
were not possible then staff recommended that the application be denied.
The Planning Commission approved the use permit by a 5-0 vote and subsequently
adopted Reslutlon Ho. 2182. (Please see attached staff report, resolution and
exhi bi ts. )
RECOI~ENDED ACTION:
Pleasure of the City Council
Associate Planne
MAC: do
attachment: Staff Report (9/24/84)
Report to the
Planning Commission
PUBLIC HEARING HO.
DATE:
SUBJECT:
APPLICANT:
LOCATION:
ZONING:
September 24, 1984
USE PERI4IT 84-1t
TUSTT# COI~UNITY HOSPITAL ON BEHALF OF SAFECARE, INCORPORATED
14662 NEWPORT AVENUE
PUBLIC & INSTITUTIONAL iP&I)
ENY IRONI4ENTAL
STATUS: REQUEST FOR A NEGATIYE DECLARATION ¥ITH MITIGATION I~:J~SURES
PROPOSED.
REQUEST: TO CONSTRUCT 27,563 SQUARE FEET OF I[DICAL OFFICE ADJACENT TO THE
EXISTING 170 BED TUSTIN CO**I~4UNITY HOSPITAL
eACXG OUNDi
The first action for this hospital site wa{ pre-zone 67-105 whtch designated the
property as a Planned Community District and included approval for the hospital
development for an 86-bed facility with. ultimata expanst-on to 250 beds. In.
January of 1968, the property was annexed into the City by the adoption of
Ordinance 378. In February 1972, the .Design Preview Committee approved the
parking lot enlargement which borders on Sycamore Avenue.
Use Permit 74-6 authorized the addition of 6,925 square feet which included
classrooms, physiological lab, recovery room and additional parking. This
action was approved in September 1974.
In 1976 the City initiated a zone change from the Planned Community (PC) to the
Public and Institutional Zone (P&I) for purposes of bringing the zoning into
conformance with the Tustin Area General Plan - Land Use Element.
Use Permit 83-29 authorized a modular structure of 2,160 square feet for support
office use. The approval for this structure will terminate January 1989.
DISCUSSION:
All uses and developments within the Publlc and Institutional (P&I) are subject
to use permit approval (Section 92456). This application is submitted in
compliance with this provision.
The proposed site plan indicats the 4-story medical office building is to be
located in front of the existing single story medical building along Newport
Avenue. The existing hospital contains l?O beds in a 109,000 square foot
building: The existing portico will be removed and the front parking area
modified for the office building construction.
communRy Development Department
P1 anning Commi ssion Report
September 24, 1984
page two
Additional parking is being proposed along the northern boundary by the purchase
of 61,000 square feet of the adjacent Tustin Block property. The parking lot is
to be landscaped in accordance with City standards. The development of the.
Tustin Block land will necessitata the removal of several large fruit trees
which should be replaced by mature specimens.
The building is to fifty-one feet in height with a nine foot valtad skylight
atop the center lobby area. The exterior is to exhibit beige stucco and glass
walls with a stair step design to reduce the visual i~act of four stories. In
addition, plant material is to be incorporated on each terrace to soften the
facade. The architect has incorporated arches along the base of the structure
to provide a contemporary mission influence. ..
DESIGN ISSUES:
The staff concerns regarding the proposal revolve around the four areas as
follows:
PARKING ACCOMMODATIONS
The plot plan provides for 407 parking spaces located in existing parking areas
in the front and east sections and in the new parking lot proposed along~ the
north boundary line. The P&I District does .not contain specific parking
requirements and therefore the appropriate parking allocations are determined
through use permit review process.
A study of hospital and medical office standards was initiated by the City
traffic consultant and Planning staff. - While the actual parking demand for a
hospital can vary greatly, typical requirements range from 1 to 2 spaces per
bed. The City's medical office requirement is consistent in all other districts
at six spaces per 1000 square feet. A group of parking demand scenarios is
included on Table I.
TABLE I
Parking Allocations
Parking Existing Proposed
Scenarios Hospital Med. Bldg. Total Provided Deficiency
Hospital ~
existing no.;
Med. office @ 6
spaces/lO00 sq.ft. 278
Hospital ~ 1 space/
bed; Med. office ~
6 spaces/lO00 sq.ft. 170
Hospital @ 2 spaces/
bed; Med. office @ 6
spaces/lO00 sq.ft. 340
345 623 407 216
345 515 407 108
345 685 407 278
- Community Development Department
· Planning Commission Report
.September 2¢, 1984
page three
The applicant submitted a parking study for Tustin Community Hospital which
indicated an 'available space ratio between 9% and 24~ during peak demand
periods. On the application, a request was included for the City to consider
the parking available at a Hospital owned medical building directly across the
street. It is staff's recommendation that this consideration not be granted due
to the concerns 'of the Engineering Department over pedestrian traffic problems
if it were used by hospital visitors or employees.
It is staff's opinion that a parking demand ratio should be established for the.
site prior to consideration of any proposed expansion. As indicated by Table I,
the pa~ktng provided on site could be between 108 and 278 spaces short of
potential demands.
TRAFFIC IMPACT:
The applicant included at staff's request a traffic analysis of the impacts with
suggested mitigation measures. The City traffic consultant concurred with a
re,striping plan for Newport Avenue and recommended a "fairshare" payment plan
for the planned signalization of the intersection of Newport Avenue and Sycamore
Avenue.
Buildin~ Height and Architectural Style
At over 50' feet in height the office structure will be viewed as a substantial
change to the' one and two story buildings in the area. Generally the hospital
site is surrounded by two story multiple family residential structures and one
story retail Commercial buildings. The existing hospital is single story with a
two story high portico structure.
The architecture as a result of the height, exhibits less of a residential style
than surrounding structures. Staff is therefore concerned about the
combatibtlity of structure with the existing physical characteristics.of the
neighborhood. The four story tall glass enclosed central lobby gives the
building more of a "htgh-tech" style. The use of stucco and first story arches
does not significantly reduce this design influence.
FINDINGS AND coNcLuSIONS:
1. In order to properly evaluate any expansion proposal, parking ratio for the
hospital and medical offices should be established. Because the existing ratio
of 6 spaces/lO00 square feet for medical offices just satisfies parking demands
for other developments in the City it is recommended that this ratio be applied
to the office proposal.
Due to the applicants study which indicated surplus parking for the existing
hospital, it would appear that one space per bed could be considered for this
proposal. Also, the single trip concept to the two facilities could result in a
slightly lower parking demand.
, Corn munity Developr~nent Depariment
Planning Commission Report
September 24, 1984
page four
It is therefore recommended that a total of 519 parking spaces be required for
the proposal as submitted. The use of a.parking garage or reduction in office
floor area are possible solutions.-
2. The applicant has acknowledged potential traffic impacts in the submitted
and a traffic analysis of the proposal. The mitigation measures suggested in
the analysis were determined to be acceptable by the City traffic consultant.
Their traffic control measures should include but, necessarily limited to the
following:
1. Reimburse the City for all costs associated with the
'recommended striping modifications on Newport Avenue {not to
exceed $1000).
2. Provide a "fatrshare" portion of the funds necessary to
signalize the intersection of Newport and Sycamore Avenues of
11.6% of the total cost.'
The "high-rise" medical building should be re-studied architecturally to improve
its compatibility with the neighborhood. Efforts in this area have been
included in su?rounding 'new developments (i.e., office at Newport and Sycamore)
and additional consideration should be given to ensure con~atibility.
RECOIdl~ENDED ACTION:
It is recommended that this item be continued if the applicant is willing to
modify the proposal to address the concerns mentioned in staff's report. If,
however, the appplicant believes that modifications are not possible, it is
recommended that the application be denied.
Senior Planner
AW/1 g
encls:
Plan reductions
Plans
, Community Development Depar~men~
DEVELOPMENT REVIEW SUMMARY
Project: 'M~dical Office Buildinq
Location/District:' 14662 Newport Ave. / P & I District
Ac%ion: Use Permit 84-15
Building:
Front Setback
Side Setback
Rear Setback
Gross Square Footage
Net Floor Square Footage
· Height
Number' of Stories
Matert al s/Colors
Lot Size sq.ft.
Lot Coverage
Parking:
Number of Spaces
Ratio (space/square footage)
Percent of Compact Spaces
Type
Uses:
Number of Public Notifications (Owners):
Environmental Status
* No Standard
Dtstr~ct Requirement
Proposed
By Commission Review 72'
.
* 67.563
* 46~118
By Commission Review 60'
" 4
,, Beige St'_'.c~e & Glass
. ~?1': 7'tP, + ~;1 ;n73
" tt ~- n~ ~-~n lots
;' 407
" 1/409 (overall }
20% 20%
. Open at 9rade
29
Applied for Neqative Declaration.
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RESOLUYION NO. 2182
A RESOLUTIO~ OF THE PLANNING CO~ISSION 'OF THE
-CITY OF TUST~N, AUTHORIZING ll~E DEVELOPMENT OF A
57663 MEDICAL OFFICE BUILDING IN THE PUBLIC &
INSTITUTIONAL DISTAICT AT 14662 NEWPORT AVENUE
The Planning Commission of the City of Tustin does hereby resolve a~
follows:
I. The Planning. Commission finds and determines as follows:
A. That a proper application, (Use Permit No. 84-16), has been
filed on behalf Tustin Community Hospital, to request
authorization to construct a 57,563-four story medical office
building at 14662 Newport Avenue as shown on Exhibit "A".
B. That a public hearing was duly called, noticed and held on said
application.
C. That establishment, maintenance, and operation of the use
applied for will not, under the circumstances of this case, be
detrimental to the health, safety, morals, comfort, or general
welfare of the persons residing or' working in the neighborhood
of such proposed use, evidenced by the following'findings:
1. That the hospital use and associated medical office is in
conformance with the land use element of the Tusttn Area ..
General Plan. ' '-' :'
D. That the establishment, maintenance, and operation of the use
applied for will not be injurious or detrimental to the property
and improvements in the neighborhood of the subject property,
nor to the general welfare of the City of Tustin, and should be
granted.
E. Proposed development shall be 4n accordance with the development
policies adopted by the City Council, Uniform Building Codes as
administered by the Building. Official, Fire Code as administered
by the Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
F. That a Negative Declaration of environmental impacts is hereby
approved.
G. Final development plans shall require the review and approval of
the Community Development Department.
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Resolution No. 2[82
October 8, 1984
)age 1~o
II.
The Planning Commission hereby approves Conditional Use ~er;tt No.
84-[6 to authorize construction of a 57,563 medical office building
with 407 parking spaces as shown on Exhibit "A", subject to the
following conditions:
A. All ;tsslng or dameged public improvements will be required to
be constructed or replaced. These improvements will include but
not be limited to the following:
a. curb and gutter
b. sidewalk
c. drive aprons
d. street trees
e. street lights {marbelite standards with underground
conduit) on each street frontage, Newport Avenue and
Sycamore Avenue.
f. domestic water and/or fire service laterals
g. sanitary sewer lateral
Any tn~rovements to be constructed should be shown on the
final site and/or grading plan and referenced with appropriate
City Standard drawing numbers.
B. A final grading, plan will be required for the areas of new
development as they relate to the existing development on the
site, as well as, adjacent properties.
C. Payment of Orange County Sanitation District No. 7 sewer
connection fees will be required at the time a building permit
is issued. Fee amounts will be $50.00/1,000 sq.ft-, of
additional floor area.
O. Payment of East Orange County Water District fees will be
required at the time a building permit is issued.
E. Both the existing parcel and the newly acquired 100 ft. wide
parcel will require annexation to the Orange County Street
Lighting Maintenance District No. 6. All annexation
applications shall be filed with the City of Tustin Engineering
Division.
F. A striping plan for Newport Avenue shall be submitted to the
Engineering Department for review and approval. The owner shall
reimburse the City for all costs associated with the striping
modifications not to exceed $1,000.
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Resolution No. 2182
October 8, 1984
page three
G. The owner shall provide a "fai~share" portion of the funds
necessary to signalize the intersection of Newport and Sycamore
Avenues of 11.6% of the total cost.
H. That the southerly one hundred foot {100') parcel, of Parcel
Maps 84-1029, which is to be used- as a hospital parking area,
shall be joined to the hospital parcel by the filing of a new
parcel map.
I. That the owner of the southerly parcel of Parcel Map 84-1029
shall authorize the rezoning of the parcel to the Public and
Institutional District.
j. That a fire sprinkler system per National Fire Protection
Association Standard No. 13 shall be provided to protect the
entire medical offtc~ structure. The sprinkler system shall be
supervised by a U.L. listed control receiving station.
K. ~lans of combined standpipes and fire sprinklers, medical gas
and fire hydrant systems shall be received and approved by the
Fire Department prior to tnstellati~n of systems.
L. All building mechanical equipment shall be screened from view in
a manner consistent with the architectural elevations depicted
on Exhibit "A". Ground mounted equipment is preferred.
M. Continuous 6" concrete curbs shall be provided between landscape
planters and parking spaces and drive aisles.
N. A master sign plan must be submitted to the Planning Commission
for review and approval prior to the issuance of any sign
permits for the hospital and office' site..
O. Any existing mature trees which are removed during construction
must be replaced with 36" box specimens. The site drawings
shall indicate those trees to be removed and a planting plan
shall indicate the location of the replacement specimens.
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Resolution No. 2[82
October 8, 1984
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p. Payment of the New Development Tax ts requtred at the ttme of
butidtn9 permit issuance.
~A$$ED AND ADOPTED at a regular meettng of the Tusttn Planntng Commission,
~ld on day of , [984.
RONALD WHITE
Chairman
DONNA ORR
Recording Secretary