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HomeMy WebLinkAbout03 - Annual Review of DA for Hoag Memorial Hospital Presbyterian - PA2009-064 ° e COMMUNITY DEVELOPMENT DEPARTMENT S PLANNING DIVISION c d" J 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 �1.1FpR�' (949) 644-3200 Fax: (949) 644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 29, 2016 Agenda Item No. 3 SUBJECT: Annual Review of Hoag Development Agreement(PA2009-064) 1 Hoag Drive APPLICANT: Hoag Memorial Hospital Presbyterian PLANNER: Rosalinh Ung, Associate Planner (949) 644-3208, rung(c�newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC 38 (Hoag Hospital) • General Plan: PI (Private Institutions) PROJECT SUMMARY An annual review of Development Agreement No. 5 for Hoag Memorial Hospital Presbyterian, pursuant to Section 15.45.080 of the Municipal Code and Section 65865.1 of the California Government Code. RECOMMENDATION 1) Conduct a public hearing; 2) Find the annual review is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3; 3) Receive and file the Annual Report of Development Agreement for Hoag Memorial Hospital Presbyterian (Attachment No. ZA 2); and 4) Find that the applicant has demonstrated good faith compliance with the terms of Development Agreement No. 5. 1 Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator September 29, 2016 Page 2 DISCUSSION Section 15.45.080 of the Municipal Code requires the City to periodically review development agreements to determine if the applicant has complied with the terms of the agreement. This review should be conducted at least once every 12 months and occurs in April pursuant to the DA itself. The applicant is required to demonstrate good faith compliance with the terms of the agreement, and should the Zoning Administrator find that the applicant has not complied in good faith with the terms of the agreement; the Zoning Administrator should refer the matter to the City Council. Background Development Agreement No. 5 (DA) was executed in 1994 and it relates to the long- term development and expansion of Hoag Memorial Hospital Presbyterian (Hoag). In May 2008, the DA was amended to allow the hospital to increase the intensity of future development on the upper campus with a commensurate reduction in intensity of future development on the lower campus. The term of the agreement is twenty-five (25) years and it expires in 2019. The 1994 DA and the 2008 amendment are available online at: http://www.newportbeachca.gov/developmentagreements. At the last annual review on May 14, 2015, the Zoning Administrator found Hoag to be in good faith compliance with the Development Agreement with further instructions for the applicant to provide a creative solution to solve the issue of the vine coverage on the Co-gen cooling towers facility (Co-gen) before the 2016 annual review. Annual Review On March 29, 2016, Hoag submitted its 2016 Development Agreement Annual Review Report (Attachment ZA 2), addressing four sections described below. The review and scheduling of a hearing for this item has been delayed due to unanticipated delays related to noise testing due to inclement weather conditions, scheduling conflicts, and repair and maintenance of the certain equipment. The supplemental noise reports were subsequently prepared and submitted for staff consideration. They are as follow: • RSA Report No. 2010316.0209, dated July 6, 2016 (Attachment ZA 3) • RSA Report No. 2010316.1219 (Cover Letter) date July 25, 2016 (Attachment ZA 4) for: o RSA Report No. 2010316.0209 dated July 20, 2016 o RSA Report No. 1900815.0199 dated July 22, 2016 TmpIt:10-15-13 Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator September 29, 2016 Page 3 In reviewing these reports, staff determined further updates are necessary as they related to the on-going noise issues from the Co-gen and central plant and therefore continued the annual review to the September 291" hearing. On September 2, 2016, Hoag submitted a status update letter (Attachment ZA 5) outlining the latest testing and improvements made to the Co-gen and the central plant. Hoag is committed to operate both plants at a reduced capacity to reduce noise. The letter also reaffirms Hoag's commitment to continue their efforts to reduce noise at the central plan to meet the City noise standards. Hoag is engaging additional acoustical and mechanical professionals to take a fresh look at how operations at the central plant can be modified to bring the plant into compliance. A summary of the annual report and supplemental noise reports follows. 1. Project Status Report (Section 1 of the Annual Review Report): A project status report includes various updates on the status of mitigation measure compliance and construction activities within the past year. Construction this past year has largely been limited to interior tenant improvements with no significant new construction or expansion of buildings within the Hoag campus. A list of tenant improvement projects and mitigation measure compliances is provided in the Project Status Report Section within Attachment ZA 2. 2. 2016 Acoustical Measurement Test Report (Section 2 of the Annual Review Report) and Supplemental Reports: A summary of the 2016 Acoustical Measurement Test Report and its supplemental reports is as follow: A. Ancillary building rooftop mechanical equipment, west tower mechanical equipment, main loading dock operation, and dietary loading dock operations are operating in compliance with the daytime and nighttime exterior noise standards. B. Co-gen in proximity to residences at Villa Balboa: 1. The facility can exceed the nighttime interior noise standard of 40 db(A) by approximately 3 db(A) when it operates at full capacity and when plant noise exceeds ambient noise during the early morning hours. The facility operates in full compliance with both the interior and exterior standards during the day because the noise standard and ambient noise is higher. 2. Hoag is committed to operate the Co-gen at a reduced capacity (four cooling towers wet with only three fans running) between the hours of 9:00 PM to 7:00 AM daily, in order to comply with the nighttime interior and exterior noise standards. Exceptions would be limited to necessary maintenance and repair. TmpIt:10-15-13 Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator September 29, 2016 Page 4 C. Central Plant near the residences at Versailles Condominiums: 1. Central plant exceeds the daytime exterior noise standard of 55 db(A) by 1 db(A) and the nighttime exterior noise standard of 50 db(A) by 6 db(A). 2. Hoag is committed to operate the central plant at 80 percent of its operating capacity by reducing the cooling tower fan speeds. This will reduce plant noise between 1 to 2 db(A). The plant operating in this fashion will comply with daytime standards; however, it will exceed the nighttime exterior noise standard by 4 db(A) when ambient noise falls below plant noise in the early morning hours. 3. Hoag has installed an energy defusing system and sound absorbing materials in the plant. Operational testing, tracking and documenting operational conditions and noise levels are ongoing. Hoag has increased its inspection cycles on all cooling tower pumps and fans to ensure they are operating properly. D. Hoag is in the process of retaining acoustical and mechanical consulting services of Arup Inc. in their continuing effort to research and implement additional noise mitigation to bring the plant into compliance with noise standards. 3. Co-gen Weather Plume Report (Section 3 of the Annual Review Report): Hoag continues to operate the Co-gen facility in concert with the weather station to reduce the water vapor plume from the cooling towers. Plume reduction protocols continue to operate between 7:00 AM. and 7:00 PM starting November 1St through April 30th of each year. 4. Pictures of Lower Campus Landscaping Areas (Section 4 of the Annual Review Report): The submitted landscaping photos showed before and after conditions of the lower campus parking lot, the recent landscape improvements to the area below the retaining wall and north of the Advanced Technology Pavilion, the upper bluff area near the Co- gen, green screen wall along the Coast Highway, and the vine planter box for the Co- gen building screening. On-going maintenance of these areas continues and compliance has been achieved in most of the required areas. Vine coverage on the Co-gen building has proven to be challenging. In response to last year's review and direction to improve vine growth, Hoag has installed a sizable raised planter box to provide additional soil volume to promote greater plant growth. Additional large vines and trellis supports were also installed to encourage greater growth and vine coverage. These features have improved growth and coverage; however, complete coverage has not been achieved. Staff recommends continued monitoring. TmpIt:10-15-13 J Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator September 29, 2016 Page 5 Landscaping along the bluff and some trees have died due to on-going drought conditions and water conservation regulations. Hoag has replaced many plants and is increasing watering, therefore showing a commitment to maintain the landscaping. To date, Code Enforcement staff received one noise-related complaint in May 2015. Upon investigation, the complaint was unfounded, most likely caused by the Orange County Sanitation District construction-related work. After reviewing the attached annual report and its supplemental noise reports and Hoag's stated willingness to address its operational noise and landscaping maintenance issues, staff believes that Hoag Memorial Hospital Presbyterian has remained in good faith compliance with the terms of Development Agreement No. 5. ENVIRONMENTAL REVIEW This annual review is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. This section exempts actions by regulatory agencies to enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued, adopted, or prescribed by the regulatory agency or enforcement of a law, general rule, standard, or objective, administered or adopted by the regulatory agency. PUBLIC NOTICE Notice of this review was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. TmpIt:10-15-13 , Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator September 29, 2016 Page 6 Prepared by: o alinh Ung As ociate Planner JC/W Attachments: ZA 1 Vicinity Map ZA 2 Hoag Development Agreement Annual Report and Supplemental Noise Reports ZA 3 RSA Report No. 2010316.0209, dated July 6, 2016 ZA 4 RSA Report No. 2010316.1219 (Cover Letter) date July 25, 2016 ZA 5 Status Update Letter dated September 1, 2016 TmpIt:10-15-13 Attachment No. ZA 1 Vicinity Map VICINITY MAP AM .^ Subject Property ; .�`� rt v y i ` . ✓ � r —�•. '..I � j!+'met >: . 2 h s Annual Review Hoag Development Agreement Review (PA2009-064) 1 Hoag Drive G' Attachment No. ZA 2 Hoag Development Agreement Annual Report 9 GOVERNMENT SOLUTIONS Development Agreement 8th Annual Review Hoag Memorial Hospital Presbyterian March 1 , 2015 thru March 31 , 2016 Prepared for: The City of Newport Beach 100 Civic Center Drive, Newport Beach, Calif. 92660 Prepared by: Government Solutions, Inc. 881 Dover Drive, Ste 390 Newport Beach, Calif. 92663 10 ho g March 29, 2016 Ms. Ros Ung Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach,CA 92660 RE: Hoag Hospital-Development Agreement 8th Annual Review Dear Ms. Ung: Please find enclosed the required documentation to demonstrate Hoag's compliance with the Development Agreement between Hoag Hospital and the City of Newport Beach. As you are aware,this Development Agreement was adopted by the City Council on April 22,2008 by Ordinance No.2008-10 and is known as the Amendment to Restated Development Agreement No. 6. Per Section 5.2 of the Development Agreement,"The Annual Review shall be conducted at a public hearing noticed in accordance with the provisions of Chapter 15.45 of the Newport Beach Municipal Code. Annual reviews should be scheduled in April of each year." It is our understanding based on discussions with city staff,that we will be scheduled for the April 28th Zoning Administrator hearing per the above noted requirement. The enclosed Project Status Update is for the period of time from March 1, 2015 through March 31, 2016. Sincerely, HOAG MEMORIAL HOSPITAL PRESBYTERIAN Sanford L.Smith Senior Vice President, Real Estate, Facilities and Construction Enclosure: Project Status Update 3/1/15-3/31/16 HOAG MEMORIAL HOSPITAL PRESBYTERIAN One Hoag Drive,PO Box 6100•Newport Beach,CA 92658-6100•www hoag.org 22 hoag Development 1 . Project Status Report Agreement 8th Annual Review 2. Acoustical Measurement March 1, 2015 thru March 31, 2016 Program Test Report Hoag Memorial Hospital 3. CoGen Weather Plume Reports (Digital Format) 4. Landscaping Photos Prepared for: The City of Newport Beach 100 Civic Center Drive Newport Beach, Calif. 92660 Prepared by: Government Solutions, Inc 881 Dover Drive, Ste 390 Newport Beach, Calif. 92663 12 Section 1 Project Status Report 2s Project Status Report Thru March 1, 2015 thru March 31, 2016 Eighth Annual Review of the Development Agreement Between the City of Newport Beach And Hoag Memorial Hospital Presbyterian Introduction & Overview On April 22, 2008,the City of Newport Beach ("City")approved an amended Development Agreement between the city of Newport Beach and Hoag Memorial Hospital Presbyterian ("Hoag") which is known as the "Amendment to the Restated Development Agreement No. 6".This Amended Development Agreement was adopted by Ordinance No. 2008-10 on May 13, 2008. Per Section 5.2 of the Amended Development Agreement: "The Annual Review shall be conducted at a public hearing noticed in accordance with the provisions of Chapter 15.45 of the Newport Beach Municipal Code. Annual Reviews should be scheduled in April of each year." This Amended Development Agreement was part of Hoag's Master Plan Update which included revised Development Agreement provisions, a revised Planned Community Text ("PC Text") and associated standards, and certification of the Supplemental Environmental Impact Report ("SEIR") with mitigation measures. The Supplemental Environmental Impact Report (SCH No. 1991071003) was certified by adoption of City Council Resolution No. 2008-27. As part of the SEIR adoption, a Mitigation Monitoring & Reporting Program was required which shall be utilized as the basis for the Development Agreement Updates as it relates to mitigation measures. For the purposes of this Development Agreement update, and those subsequent annual updates,this update shall serve as the Eighth Annual Review for the Amendment to the Restated Development Agreement No 6. Project Status for the Eighth Development Agreement Annual Review As will be described in detail below, over the last year, Hoag has made a diligent, good faith effort in completing as many of the mitigation measures and associated requirements for both the Development Agreement & Planned Community Text as required in this timeframe. 1 -4 Development Agreement Specific Terms & Obligations In the separate terms of the Development Agreement requirements (not found in either Mitigation Measures or PC Requirements),the following have been completed: 11.Section 5.4 "5.4 Mitigation Review-The annual review shall include a detailed report of compliance with the various conditions and mitigation measures contained with the mitigation monitoring plan. The report shall also include a noise regulation compliance assessment that includes noise measurements prepared by a qualified noise consultant on a yearly basis.The noise assessment shall identify noise regulation compliance issues and recommended measures to abate any noncompliance. The report shall include an analysis of the view impacts of buildings constructed in comparison to the anticipated views depicted in the EIR. Hoag shall be found in compliance with this Agreement unless the City Council determines, based upon evidence presented at the Annual Review,that Hoag has not complied with all mitigation measures and conditions including those imposed as a result of subsequent environmental analysis, applicable to the grading of, or building on,the Property as of the date of the Annual Review. Hoag shall pay the City administrative costs incurred in conducting Annual Reviews. Hoag shall reimburse the City for costs incurred by the City associated with Fluor Enterprises' review of the cogeneration plant during the 2008 Annual Review." Hoag has complied with this section of the Amended Development Agreement with the submittal of this detailed report which demonstrates good faith compliance with the various conditions and mitigation measures contained within the mitigation monitoring plan, as noted below. Additionally, Hoag has complied with noise regulation compliance assessment. A noise analysis was performed by RS Acoustics on March 17, 2016 which demonstrates compliance with the noise standards in all locations tested. (Attachment 2) Note: Cogeneration Facility nighttime testing and analysis could not be conducted due to weather conditions and street construction. Testing is expected to be completed by April 5, 2016 and will be submitted to the City under separate cover. No view analysis was necessary for this annual Amended Development Agreement review, as only interior building remodels have occurred and no new additions have occurred on the Hoag Campus during this timeframe. 2016 Update Construction activities have been largely limited to interior tenant improvements with no new buildings or expansions taking place in this year.These improvements have included the following items: Mechanical/Facility Upgrades: Various projects scheduled throughout the Newport Beach Campus addressing routine repairs and refurbishment of the infrastructure. 2 15 Heart&Vascular Lab: Renovation of the original 1952 structure required to accommodate the relocated Vascular Lab—includes exam rooms and clinical & administrative support. HLD High Level Disinfection: Complete renovation of the probe cleaning suite includes consolidation of campus probe cleaning,with "paperless tracking" and new technology. This project is underway. Cancer Center CT Scanner Replacement: Tenant improvements to accommodate an upgrade of services. Completion scheduled for 4th quarter of 2016. Women's Pavilion: Minor renovation required as necessary to accommodate new/replacement Tomo units. Completion scheduled for 3rd quarter of 2016. Main OR Renovation: Begin design efforts to commence with the construction of two new OR's and the replacement of the 14 bay PACU. Occupancy scheduled for 2017. Donor Recognition Library: Completion of a donor acknowledgement library (installation) where all donors will be represented. Completion scheduled for mid-2016. HHNB Nurse Call replacement: Complete replacement of the Newport Beach nurse call system/tracking system. Completion scheduled for 2019. HHNB Radiology Technology Upgrade: Equipment and technology upgrade of CT Scanners and Single Plane Imaging patient services. Completion scheduled for 2017. Sani Pak Replacement: Equipment and technology upgrade of the regulated waste compactor located at the West Road loading dock. Completion scheduled for April of 2016. HHNB Seismic Upgrades: Commence with the review of multiple on-campus buildings under the guidelines of the OSHPD SPC 4-D seismic model, enabling the extension of building use as acute care beyond 2030. Structural engineering studies underway. Lower Campus Sunset View Lot and property behind ATP Facility: Completion of upgrades to the landscape of the Sunset Parking lot, ATP contractor parking area and various other site improvements are scheduled for mid-2016 completion. 16. New Section 8.5—Cogeneration Plant Energy Curtailment "8.5 Hoag shall install a weather station capable of identifying ambient conditions necessary in documenting cogeneration plant and cooling tower operations. The weather station shall be tied into the cogeneration plant controls in order to maximize automatic responses to prevailing weather conditions, assisting in managing the operation changes and load shifting, as well as to provide periodic reports on plant operations. Hoag shall not construct or erect additional cooling towers within the Hoag Lower Campus. 3 10 Hoag shall reduce the effective heat rejection by 33% at the existing cooling towers and such reduction shall be measured from a baseline (to be measured at the cooling towers) of operating three existing generators and absorption chiller at 100%of design capacity. This reduced capacity operation shall be implemented daily between November I"and April 30`h, between the hours of 7:00 AM and 7:00 PM when the relative humidity is equal to or less than 55 degrees Fahrenheit." 2016 Update: Hoag has complied with all requirements regarding the Cogeneration Plant Energy Curtailment and has attached a letter from Hoag's chief engineer of record, Peter Moore,Yorke Engineering,which certifies the plant has been in operation in accordance with curtailment requirements as feasible. Monthly Cogeneration Plant Reports for the months of November 1, 2015 thru March 31, 2016 are attached for your review. (Attachment 3) Mitigation Measures and PC Text Requirements In that no new major construction or additions has occurred over the last year, Hoag's focus has been to fulfill the requirements that were oriented to noise mitigation and aesthetic improvements and required to be completed or are in progress of being complete in this Amended Development Agreement annual review time period. For your reference,the relevant mitigation measures and PC Text requirements are addressed below. Mitigation Measure 3.4-9 Cogeneration Plant Noise Hoag has complied with noise regulation compliance assessment. A noise analysis was performed by RS Acoustics on March 17, 2016 which demonstrates compliance with the noise standards in all locations tested. (Attachment 2) Note: Cogeneration Facility nighttime testing and analysis could not be conducted as scheduled due to weather conditions and street construction noise.Testing is expected to be completed by April 5, 2016 and will be submitted to the City under separate cover. Noise—West Hoag Drive Mitigation Measure: PDF 3.4-1—Villa Balboa Window Installation This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Mitigation Measure: PDF 3.4-2—Sound Wall This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Mitigation Measure 3.4-5- Loading Dock Sound Absorption Panels "Sound absorption panels on the east wall of the loading dock shall be installed. Approximately 450 square feet of absorptive panels shall be used to cover major portions of the back wall of the loading dock area.The Noise-Foil panels by Industrial Acoustics or a panel with equivalent or better sound rating shall be used." 4 17 This mitigation measure has been fully complied with and the required data was included in the 2011 annual Amended Development Agreement Update. Mitigation Measure 3.4-6—Relocation of the Trash Compactor "The trash compactor shall be relocated within the loading dock. The trash compactor and baler shall be enclosed in a three-side structure.The walls shall be concrete block or similar masonry construction.The roof shall be lightweight concrete roof or a plywood surface with concrete tiles; a built-up roof with 5'5" of insulation on the inside would be an acceptable alternative.The open side shall face away from residents. Doors may be on the side of the enclosure facing the residents, but must be closed when the baler or compactor are operating. The compactor and baler should only be operated between the hours of 7:00 AM and 7:00 PM." The compactor and baler are operated between the hours of 7:00 AM and 7:00 PM. Per the Development Agreement of 2012, Hoag is good faith partial and substantial compliance with this mitigation measure by constructing a trash compactor enclosure and a baler enclosure which include the use of sound absorption panels on both enclosures. 2016 Update: Additionally, in the last year(2015-6) no new structure or structures on the Upper Campus were constructed requiring the transfer of buildable square footage from the Lower Campus. Planned Community Requirements—Landscaping Lower Campus Area 7a—West Parking Area Islands Requirement: 60 days after CDP issuance at Coastal Commission. Hoag received Coastal Commission's "Approval in Concept" of this item on April 8th, 2009 and final permits were received on December 15, 2009. Hoag obtained the required building permits for this project on January 19, 2010. Parking Lot Islands were complete by May, 2010. As noted in the 2015 Update: Parking Lot Islands and the parking area had major improvements made this year as follows: 13 additional 48" and 6 additional 36" box trees were planted in this area. The planting of these 48" box trees was accommodated by new strip and island planters which provide increased areas for planting. Increasing planting areas is significant in ensuring the long term growth and health of the trees. These planter areas also contain new important top soil, new irrigation systems and additional drought tolerant ground cover.The new planter areas were constructed by the removal of existing asphalt and 6 parking spaces. The area originally contained 28 canopy trees and 10 palm trees. Hoag agrees, if for some reason, 5 12 the existing canopy trees don't flourish;the exiting trees will be replaced with new 36" box canopy trees as needed. Final specimen tree selection was approved by both Villa Balboa (Bemus) and Hoag prior to installation and has been approved and permitted by the City. This project is complete. 2016:The additional trees and increased island groundcover areas installed with the Sunset View Lot has substantially increased the visual quality of this area and appear to be flourishing and in good health. (See photos attachment 4) A13—Future Parking Lot at base of Wall behind ATP Building 2015: While this area was originally planted with coastal wild flowers and grass hydro seed planting, an alternate proposal had been developed which better achieved Hoag's,Villa Balboa's and City needs.The alternate plan is a grid arrangement of canopy shade trees intermixed with plant squares of drought tolerant shrubs. The planting area covers a large percentage of the site. The areas remaining between the plant squares and canopy trees will be treated with a bark mulch ground cover. Final plant and tree selections were approved by both Villa Balboa (Bemus) and Hoag. The plans propose the use of California Pepper trees. This design is in keeping with current drought tolerant planting and irrigation system standards and has received conceptual approval by the City. The existing fencing will be relocated by shifting it towards the existing retaining wall which minimizes the visual impact as seen by Villa Balboa. Along the base of the existing retaining wall,the area will contain a single lane asphalt service road with access gates at both ends for security.The remaining flat area adjacent to the retaining wall will be a gravel staging area.The majority of these fencing improvements will not be visible from above. 2016 Update: Permits for this area have been issued by the city of Newport Beach and construction installation was completed in January 2016. (See photos attachment 4) Area 9—North Slope above Retaining Wall Requirement: 120 days after Coastal Development Permit Issued by the California Coastal Commission. Hoag received Coastal Commission's "Approval in Concept" of this item on April 8`h, 2009 and final permits were issued by the City of Newport Beach on January 19, 2010. The Slope construction was completed by July, 2010. Hoag has proceeded in good faith and is in full compliance with the completion of construction as noted above. 2016 Update: On-going maintenance of this area continues and compliance has been achieved. 6 19 Area 12 Pacific Coast Highway Green Screen Requirement: Immediately upon issuance of an Approval in Concept by the City an application shall be submitted for said improvements to the Coastal Commission. Construction of said improvements shall be completed no later than 18 months after Coastal Development Permit Issuance by the Coastal Commission. This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Cogeneration Plant On-going improvements in the growth and coverage of the vines can be seen, but it will take another couple of years for the vines to reach full maturity and provide optimal coverage.A continued maintenance and monitoring program will be provided as required to ensure the full maturity of the vines. 2016 Update: It has been noted that the most southern CoGen wall with the largest surface area has continued to be challenging in terms of vine coverage. This is primarily due to a very limited planting area at the base of the wall. While Hoag has been in good faith compliance with the requirement, we've continued to explore alternative techniques to help soften the views of this area and to promote additional coverage. To provide additional soil volume and to promote greater plant growth and development a considerably larger raised redwood planter box has been recently installed with additional large vines and trellis supports installed to encourage greater growth and vine coverage within this area. (See photos Attachment 4) 7 20 Section 2 Acoustical Measurement Program Test Report 21 M� = M��M m�wM RS ACOUSTICS INC 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 P: (661) 251-3965 F: (661) 310-3783 HOAG MEMORIAL HOSPITAL PRESBYTERIAN NEWPORT BEACH, CALIFORNIA 2016 ACOUSTICAL MEASUREMENT TEST REPORT Prepared for: Hoag Memorial Hospital Presbyterian One Hoag Road Newport Beach, CA 92658 Prepared by: RS Acoustics Inc. 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 Phone: (661) 251-3965 Fax: (661) 310-3783 Date: 30 March 2016 Report No. 2010316.0209 This report presents the results of an acoustical noise measurement program conducted at the Hoag Memorial Hospital Presbyterian campus in Newport Beach, California. This report is part of an annual review to determine the current noise environment and whether implementation of noise mitigation measures have successfully achieved the design criterion for noise sources located within the Hoag Memorial Hospital Presbyterian complex. Consultants in Architectural Acoustics & Noise Control 22 Haag Memorial Hospital Presbyterian Acoustical Test Report Page 2 TABLE OF CONTENTS SECTION 1 - GENERAL 1.0 Executive Summary 3 1.1 Project Description 3 1.2 Community Noise Assessment Metrics 4 1.3 Noise Standards 5 1.3.1 City of Newport Beach Noise Standards 5 1.3.2 Hoag Memorial Hospital Planned Community Development Criteria&District Regulations 7 1.4 Test Equipment S SECTION 2-ACOUSTICAL MEASUREMENT RESULTS 2.1 Ancillary Building 10 2.2 West Tower 10 2.3 Main Loading Dock(West side of property line) 12 2.4 Main Loading Dock(East side of property line) 14 2.5 Dietary Loading Dock 17 2.6 Cogeneration Facility 19 2.7 General Ambient Conditions 21 SECTION 3—CONCLUSION AND SUMMARY 3.1 Conclusion and Summary of Acoustical Testing Results 23 rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 3 SECTION 1 GENERAL 1.0 EXECUTIVE SUMMARY An acoustical test program was conducted on 17 March 2016 within the Hoag Hospital Me- morial Presbyterian campus and nearby community to measure the noise levels generated by the hospital operations to determine compliance with local and specific governing noise ordi- nances. Noise levels due to the main loading dock, the west tower mechanical room, ancillary building rooftop mechanical equipment, and dietary loading dock satisfy the requirements set forth in the Planned Community Development Criteria and District Regulations. Noise levels measured on Sunset Park Lane which were generated by the lower campus co- generation facility were found to satisfy the City of Newport Beach noise ordinance during the daytime hours. However due to scheduling and weather conditions, nighttime acoustical testing was not conducted in the 200 Paris condominium interiors or balconies. This testing is tentatively scheduled to occur in the middle of next week between 4Apr16 to 7Apr16. 1.1 PROJECT DESCRIPTION Hoag Memorial Hospital Presbyterian is located at One Hoag Drive in Newport Beach, Califor- nia as shown on the vicinity map on Figure 1. The hospital campus is separated into two dis- tinct planning sections described as the "Upper Campus" to the north, and the "Lower Cam- pus" to the south. The Upper Campus section is bordered by Hospital Road to the north, West Hoag Drive to the west, Newport Boulevard (55) to the east, and a hospital multi-level parking structure which extends south to the Newport Blvd. off-ramp connecting Newport Blvd. to Pacific Coast Highway. The Lower Campus section is bordered to the north by Sunset View Park and Villa Balboa condominiums, Superior Avenue to the west, Newport Blvd. to the east, and the southern boundary is Pacific Coast Highway(Highway 1). opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 4 ' wait • HOSPITAL PD. F a-► VERSAMLES It. t. CONDOMINIUMS HOAG HOSPITAL UPPED CAMPUS S pJW 0PIT L a 9 i X15 VILLA 8AL80A m' CONDOMINIUMS 41 ¢' O 0 3 4 SUNSET PARR LN i j y,r HOAG HOSPITAL ' LOWER CAMPUS gC COAST - ' .wr• ,.P PAC HIGHWAY U•. _ 111 so FIGURE 1: VICINITY MAP 1.2 COMMUNITY NOISE ASSESSMENT METRICS In general, community noise measurements or assessments refer to descriptions of the exte- rior noise environment in the vicinity of inhabited areas. Descriptions of noise usually include the time and spatial variations in the outdoor noise environment throughout a specific area so that descriptions are relevant to the effect on people within the specified area. Outdoor noise environments vary greatly in magnitude and character among locations throughout a community — from the quiet suburban areas bordering farmland, to the din of traffic in downtown city streets. They generally vary with time of day, being relatively quiet at night when activities are minimal and noisier in morning and afternoons during peak traffic periods. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 5 Noise or unwanted sound is complex and may be comprised of a broad range of sounds often including low and high frequency components, which may also occur at differing decibel lev- els. To help simplify and quantify the human judgment of relative loudness and provide a simple single-number rating system,the "A-weighting" network was developed. A-weighted sound level "db(A)" is one of the most widely used methods of stating community noise design goals and regulations in terms of a single number rating system. A-weighted sound levels are obtained with a sound level meter incorporating an electronic weighting network that de-emphasizes the low frequency portions of the noise spectrum, to automati- cally compensate for the lower sensitivity of the human ear to low frequency sounds. High frequency components of sound, 1000Hz and above are relatively unchanged in A-weighting networks as the human ear is fairly equally sensitive to all sounds occurring in this high fre- quency range. The single A-weighted sound level is the sum of all A-weighted sound energy within the 63Hz to 8000Hz octave bands. The City of Newport Beach utilizes A-weighted sound levels in their noise ordinance to quanti- fy allowable noise levels which are averaged over a specific time period. This time compo- nent is specified to allow for varying noise conditions such as the fluctuating noise levels as- sociated with vehicular traffic stopping or accelerating from an intersection. The resultant level would be the average of all sound levels measured within the stated time period. The noise ordinance of The City of Newport Beach requires that noise measurements be con- ducted and averaged over a 15 minute period, with a sound level meter set for a slow re- sponse averaging time. The result is termed a "15 minute Leq", (Equivalent Noise Level) and is measured and presented in A-weighted decibels levels. By definition, a 15 minute Leq is the A- weighted sound level corresponding to a steady-state sound level containing the same total sound energy as a time-varying signal over the 15 minute period. For short duration or impact sounds, the City of Newport Beach utilizes the Lmax metric or (Maximum Sound Level) which is also expressed in A-weighted decibels. Lmax noise levels quantify the highest sound level measured or recorded during a designated time interval or event. 1.3 NOISE STANDARDS 1.3.1 CITY OF NEWPORT BEACH NOISE STANDARDS The following noise level standards are excerpted from the City of Newport Beach noise ordi- nance. 10.26.025 Exterior Noise Standards A. The following noise standards, unless otherwise specifically indicated, shall apply to all proper- ty within a designated noise zone: opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 6 Measuring Daytime Nighttime Noise Allowable Exterior Allowable Exterior Te of Land Use Metri Type c Zone (A wtd) Noise Level(Leq) Noise Level (Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am Single-,two-,or multiple-family 15 minute Leq 55 dB(A) 50 dB(A) residential. Lmax 75 d8(A) 70 d8(A) II Commercial 15 minute Leq 65 dB(A) 60 dB(A) *Lmax 85 dB(A) 80 dB(A) III Mixed Use Residential 15 minute Leq 60 dB(A) 50 dB(A) ** *Lmax 80 dB(A) 70 dB(A) 15 minute Leq 70 dB(A) 70 dB(A) IV Industrial or Manufacturing *Lmax 90 dB(A) 90 dB(A) 10.26.030 Interior Noise Standards Daytime Nighttime Noise Type of Land Use Measuring Metric Allowable Interior Allowable Interior Zone (A-wtd) Noise Level(Leq) Noise Level(Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am I Residential. 15 minute Leq 45 dB(A) 40 dB(A) *Lmax 65 dB(A) 60 dB(A) III Residential portions of mixed 15 minute Leq 45 dB(A) 40 dB(A) use properties** *Lmax 65 dB(A) 60 dB(A) * Lmax levels defined in B.2 below ** Residential properties within 100'of commercial property line defined in D. below. If the ambient noise level exceeds the resulting standard,the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty(20) dB(A)for any period of time(measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100)feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord.95-53§ 1, 1995; Ord.95-38§11 (part), 1995) As discussed in the following section, the ordinance defines the locations where acoustical measure- ments are to be made to determine compliance with the noise standard criteria. 10.26.055 Noise Level Measurement A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 7 the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence,or other areas not normally used as part of the yard, patio,deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony,the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position.(Ord.95-38§ 11(part), 1995) Special provisions for Heating, Venting and Air Conditioning equipment are provided for in the ordinance as follows: 10.26.045 Heating.Venting and Air Conditioning—Special Provisions A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A-weighted sound pressure level of fifty (50) dB(A) or not to exceed an A-weighted sound pressure level of fifty-five (55) dB(A) and be installed with a timing device that will deactivate the equipment during the hours of ten p.m.to sev- en a.m.The method of computation used shall be that specified in "Standard Application of Sound Rat- ed Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or lat- est revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five(65)dB(A) until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dB(A) during the ninety- day compliance period set forth in Section 10.26.005. C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the in- terior noise level standard as specified in Section 10.26.030 of this chapter, provided that the appli- cant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 1.3.2 HOAG MEMORIAL HOSPITAL PLANNED COMMUNITY DEVELOPMENT CRITERIA & DISTRICT REGULATIONS Amendment to Restated Development Agreement Paragraph 1.17 Noise Limitation The existing Planned Community (PC Text) provides that noise generated from Hoag Hospital from new mechanical appurtenances shall not exceed 55 dB(A) at the property lines. This noise limitation was es- tablished prior to the adoption of the City's Noise Element in the General Plan and Noise Ordinance. It is proposed that noise generated and originating from the Property be governed by the city Noise Ordi- nance with certain exceptions. rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 8 Planned Community Development Criteria and District Regulations M. Noise Standards Noise generated at the Hoag Hospital property shall be governed by the City of Newport Beach Noise Or- dinance,except as noted below for the Loading Dock Area. 1. The applicable noise standard at the Hoag Hospital property line adjacent to the loading dock area shall be as follows: 7:00am -10:00pm 10:00pm-7:00am Daytime Nighttime Leq (15 min) 65 dB(A) 55 dB(A) 2. Within the Loading Dock Area during daytime hours,vehicles shall be exempt from applicable noise standards as listed above. Vehicle idling shall be prohibited on West Hoag Drive and within the loading dock areas, except that refrigerated vehicles may idle while at the loading docks when refrigeration is necessary. In addition,the grease pit cleaning which is exempt from the City Noise Ordinance as a maintenance activity shall occur on a Saturday between the hours of 11:00 am and 3:00 pm See the following Figure 1A showing the hospital areas subject to the Planned Community Develop- ment Criteria. 1.4 TEST EQUIPMENT Noise levels measurements were conducted with the following equipment. Acoustic calibration was conducted immediately prior to and following the test procedures: • Bruel & Kjaer Type 2250 Type I integrating one-third octave band sound level meter. • Bruel & Kjaer Type ZC 0032 microphone preamplifier. • Bruel & Kjaer Type 41890 %" microphone accepted to meet the specifications of IEC 60651 and ANSI 51.4-1983 Type 1. • Larson Davis Type 824 Type I integrating one-third octave band sound level meter • Larson Davis Model PRM902 microphone preamplifier • Larson Davis Type CAL200 precision Class I sound level calibrator calibrated to a reference traceable to the National Institute of Standards and Technology. • Larson Davis Type 2560 '/:" microphone accepted to meet the specifications of IEC 60651 and ANSI 51.4-1983 Type 1. • Larson Davis Type EXA010 10' extension microphone cable • Larson Davis Type EXA050 50' extension microphone cable Measurement equipment satisfies the American National Standards Institute (ANSI) Standard 1.4 for Type 1 precision sound level measurements as well as all requirements for testing equipment for the City of Newport Beach. opo �9 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 9 UPPER CAMPUS HOSWAL ROAD 111 I �� MOM 0" o..en.. - UL[�LLAA' M,IDMIf ACCESS WE i woIrsrmauoR Misr w wDc i z.D arr[Y w[ / olacsuL rsvw�nwc ACCESS WE fOtJM naa r>torc / z+o uaA1111nuillillill[ � M urrav uuE 1 ` � - w�art,,,n LEGEND maunLlN(4S IDG(IliIm IN YCrbMY 1.Dt51Mf10.LGD1AMW5 LMM DKK MFA AS UNTIFID&SELIIDM M.2..USTWK REQf Note: Buildings laWed torlderMfIcatlon purposes only LOADING DOCK AREA HOAG MEMORIAL HOSPITAL PRESBYTERIAN FIGURE 1A: PLANNED COMMUNITY DEVELOPMENT CRITERIA MAP opo opo �o Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 10 SECTION 2 ACOUSTICAL MEASUREMENTS 2. 1 ANCILLARY BUILDING Noise measurements of the Ancillary building rooftop mechanical equipment were conducted on 17 March 2016 beginning at 2:20 a.m. when the influence of offsite noise sources and traffic is minimal. Measurements were conducted utilizing a 30' telescoping microphone stand to elevate the microphone nearer to an elevation having a direct line of site between the rooftop equip- ment and the upper level condominium residences. The measurement location was adjacent to the west curb of on Hoag Road nearest the property line as shown in Figure 2.2 at the end of this section. Mechanical equipment noise from exhaust fans, condensers, etc., located on the rooftop of the Ancillary building were continuous and the primary contributor to the ambient environment. To a lesser extent, traffic noise from vehicles on Hospital Road as they passed the intersection of West Hoag Road, and noise from traffic on PCH also contributed to the ambient background. TEST RESULTS — NIGHTTIME The ancillary building rooftop mechanical noise levels are regulated by the Hoag Memorial Hospital Planned Community Development Criteria & District Regulations (PC Text) which state that noise levels in this area do not exceed Leq -55 dB(A) during the nighttime hours between 10:00 pm to 7:00 am. Measured noise levels of the ancillary building mechanical equipment were found to be Leq 49 dB(A) which satisfies the Leq-55 dB(A) maximum allowable noise level requirement. 2.2 WEST TOWER Noise level measurements of the mechanical equipment within the second floor of the West Tower mechanical equipment room were conducted on 17 March starting at 3:10 am. As with the ancillary building measurements, a 30' telescoping microphone stand was used to elevate the measuring microphone to an elevation nearer to the mechanical equipment room louvers and the upper level condominium residences. Measurements were conducted at the west curb of on Hoag Road nearest the property line. See Figure 2.2 for test location. Mechanical equipment noise from the second floor mechanical room was audible on West Hoag Road through the louvered equipment openings in the west wall of the equipment room. These openings have been attenuated with devices such as acoustic louvers. Noise from the Ancillary Building rooftop mechanical equipment was also audible at this location. TEST RESULTS — NIGHTTIME The West Tower mechanical noise levels are regulated by the Hoag Memorial Hospital Planned Community Development Criteria & District Regulations (PC Text) which require HILD1`1 o opo S2 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 11 that noise levels in this area do not exceed Leg-55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Mechanical equipment noise levels were found to be Leq 49 dB(A) at this location which sat- isfies the L,Q-55 dB(A) maximum allowable noise level requirement. Measurement position AncillaryBid . for Ancillary building B- rooftop mechanical equipment. i c �r r i Measurement position 146J � for West tower 2nd a!'" ' floor mechanical * 1 ::equipment room. 10a - [ © ' West Tower Z West tower mechanical equipment rm. 11 1• (2nd floor) 260 Cagney Lane �- Villa Balboa Sound wall FIGURE 2.2: ANCILLARY BUILDING AND WEST TOWER MEASUREMENT LOCATIONS IHIEDIF:=, Io opo 32 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 12 2.3 MAIN LOADING DOCK HOSPITAL(EAST) SIDE OF PROPERTY LINE SOUND WALL DAYTIME Daytime acoustical measurements were conducted at the east side of the sound wall barrier at the curb of Hoag Road directly across from the loading dock starting at 8:10 am on 17 March 2016. The measuring microphone located at an elevation of 4' above the road bed for the entirety of this measurement sequence. See Figure 2.3 for measurement location. During the measurements we observed the following activity: • Two trucks were backed to the loading dock with no visible activity. • Large truck arrived from the north, backed to the loading dock with back-up beeper, idled momentarily then shut engine off. • During the measurements, approximately six (6) men were servicing/dismantling the Sani-Pak compactor. Hand tools including screw guns were utilized. • A fork lift was also used at the Sani-Pak compactor. • The cardboard compactor was operated several times during the measurements. • Conversations from hospital staff on loading dock, and also from the men servicing the Sank Pak were audible. TEST RESULTS — DAYTIME Noise levels in this area are regulated by the Planned Community Text which require that noise levels from the loading dock area do not exceed Leq -65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Noise levels due to dock, compactor servicing, and truck activity were determined to be Leg 61 dB(A) which satisfies the Leq 65 dB(A) maximum allowable noise levels of the Planned Community text for daytime hours. NIGHTTIME Two (2) measurements were conducted during the nighttime hours at the curb of West Hoag Road near the sound wall directly across from the loading dock. The first measurement was conducted at 1:30 a.m. with the measuring microphone at an elevation of 4' above the roadbed, and the second measurement was conducted at 2:45 a.m. with the microphone raised to an elevation equal to the top of the sound wall. During our measurement, mechanical equipment on the rooftop over the loading dock was au- dible. Fan noise was audible through a grille located in the northeast corner of the 3' tall wall supporting the loading dock. Minor offsite traffic noise from PCH was also audible. As the gates to Hoag Road are closed at nighttime, no traffic on Hoag Road or deliveries to the loading dock occurred during our tests. TEST RESULTS — NIGHTTIME Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq - 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. opo 33 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 13 Measurements conducted in the nighttime hours resulted in noise levels of Leq 47 dB(A) with the microphone located at the 4' elevation, and noise levels of 4q-50 dB(A) with the microphone located near the top of the sound barrier wall. Both measurements satisfy the L,Q-55 dB(A) maximum allowable noise levels of the Planned Community text for nighttime hours. West Tower Temporary Sound wal refrigerated container iMeasurement Position 1 / / Loading Dock • A OL - _ ✓/ 280 Cagney Lane Vi aVi a B�bo� 0 FIGURE 2.3: MAIN LOADING DOCK MEASUREMENT LOCATIONS AT EAST (HOSPITAL) SIDE OF SOUND WALL opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 14 2.4 MAIN LOADING DOCK RESIDENTIAL(WEST) SIDE OF PROPERTY LINE/SOUND WALL DAYTIME Acoustical measurements were conducted on 17 March 2016 at two (2) separate locations, Posi- tion 1 and Position 2 on the west side of the sound wall at 5' and 15' elevations as shown in Fig- ure 2.4. The measurements started at 7:00 a.m. when the gates on West Hoag Road open, and finished at approximately 8:00 a.m. These measurements typically include the removal and replacement of the sanitary bin from the Sani-Pak compactor located at the main loading dock however the Sani-Pak was not operating during this measurement program. The Sani-Pak is being replaced with an upgraded unit which we understand will include quieter technology and lower generated noise levels which will be documented in next year's acoustical measurement report. During the measurements, we observed/heard the following activities from the loading dock: • Trucks backing in to loading dock with audible back-up beepers • Cardboard compactor loaded and operated several times • Conversations between men servicing the Sani-Pak compactor • Large semi-truck delivering forklift parked on West Hoag Road • Several commercial aircraft overflights • Hospital staff throwing plastic bags into bin at loading dock • Wheeled cart pulled across loading dock lot to bin at north side of loading dock lot • Automobile traffic on West Hoag Road occurred and was audible throughout the tests. • At 7:40 a.m., a semi-truck arrived, loaded the large trash bin from the dock and departed to the south. Measurement of this activity occurred during acoustical measurement#3. • At 7:53 a.m., the semi-truck returned and dropped off the empty bin at the loading dock and departed to the south. This activity occurred during measurement#4. TEST RESULTS — DAYTIME Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq - 65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Position 1 was located deep into the condominium side yard approximately 10' from the face of the condominium building. At 5' above grade, general loading dock and off-site traf- fic noise was found to be Leg51 dB(A). Measurements of the trash bin removal were con- ducted at Position 1 with the microphone elevated to +15 feet. During this operation, the noise levels were found to be Leq 55 dB(A). Position 2 was located midway between the acoustical wall and the face of the condomini- um building. Noise levels of general loading dock and offsite noise were found to be Leg52 dB(A) at +5' above grade. When the compactor bin truck returned at 7:53 am, the levels at Position 2 were Leq 54 dB(A) measured at 15' above grade. opo 3.5 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 15 Daytime noise levels measured at these locations ranged between Leg 51 dB(A) and Leg55 dB(A) which satisfy the Hoag Hospital PC Text maximum allowable noise level of LeQ -65 dB(A) during daytime hours. NIGHTTIME Acoustical measurements were conducted during the nighttime hours at Positions 1 and 2 at the west side of the acoustical barrier at an elevation of +5' above grade. During our measure- ments, mechanical equipment noise from the hospital, minor offsite noise from commercial avi- ation, and traffic noise from PCH was audible. Hoag Road is closed during these hours and no ac- tivity occurred at the loading dock. See Figure 2.4 for acoustical testing location. TEST RESULTS — NIGHTTIME Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq-55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Noise level measurements at the west side of the acoustical barrier were found to be Leq 43 dB(A) at Position 1 and Leq-46 dB(A) at Position 2. Noise levels measured at Position 1 and Position 2 satisfy the Leq 55 dB(A) maximum allow- able noise levels of the Planned Community text for nighttime hours. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 16 OOMPW :. ~ Sound wall: ' L - Measurement ~� Position #1 Loading Dock ALMeasuremen � - t� Position +2 280 Ca ne Lane Villa Balboasee r FIGURE 2.4: MAIN LOADING DOCK MEASUREMENT LOCATIONS AT (RESIDENTIAL) WEST SIDE OF SOUND WALL ILD1'=, Io 3� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 17 2.5 DIETARY LOADING DOCK DAYTIME Acoustical measurements were conducted at the west side of West Hoag Road on 17 March at two (2) separate locations. The first position noted Measurement Position#1 was at the curb di- rectly across from the Dietary Dock entrance. The second measurement noted Measurement Position #2 was at the curb located diagonally between the dietary dock entrance and the Villa Balboa condominium at 260 Cagney Lane. See Figure 2.5 following this section Measurement Position 1 location was at the west curb of Hoag Road directly across from the di- etary loading dock entrance. The measuring microphone was located at an elevation of 5' above the road bed for the entirety of the test. Measurement Position 2 was at the west curb of Hoag Road between the dietary dock entrance and the condominium residence closest to the dietary loading dock entrance. The measuring microphone was located at an elevation of +15' above the road bed for these tests. During the measurements at Position 1 we observed two (2) medium trucks arriving and depart- ing, cargo unloading, and minor conversation within the loading dock. Minor offsite traffic noise was also audible during this test. At Position 2, near the closest condominium building, activity within the dock was minor with one (1) small delivery van arriving and departing. Dock activity was audible at this position, along with minor off-site traffic on Hospital Road. TEST RESULTS — DAYTIME Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the Dietary loading dock do not exceed Leq-65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Measurements of noise levels at the curb across from the Dietary dock at Position 1 resulted in L,,-57 dB(A) during the daytime hours. At Position 2, noise levels from minimal dock activity and offsite noises were determined to be Leq-51 dB(A). All tests conducted at Position 1 and Position 2 of dietary dock generated noise levels satisfy the Leq - 65 dB(A) maximum allowable noise level requirement of the Planned Community text. NIGHTTIME Nighttime acoustical measurements of the Dietary Dock were conducted on 17 March beginning at 1:30 a.m. at 4' above grade along the west curb of West Hoag Road. West Hoag Road which serves this loading dock was closed to all traffic. Predominant background noise levels observed near the dietary dock were primarily from off-site traffic on Hospital Road and Newport Blvd. via propagation through the ambulance emergency access road immediately to the north of the dock. Mechanical equipment noise from the ancillary building roof was also audible. TEST RESULTS — NIGHTTIME Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq-55 dB(A) during the nighttime hours. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 18 Noise levels at the Dietary Dock area were found to be Leq-47 dB(A) which satisfies the Leg- 55 dB(A) maximum allowable noise level requirement. — r y Dietary Loading'li " v Dock : J Measuremen - ' Position #1 � Measurement Position #2 , 4P,% West Tower 260 Cagney Lane Villa Balboa ' FIGURE 2.5: DIETARY LOADING DOCK MEASUREMENT LOCATIONS rHIEDIF:=, Io opo 39 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 19 2.6 COGENERATION FACILITY DAYTIME Daytime measurements were conducted on 17 March beginning at 11:15 a.m. During our meas- urements, we observed the majority of ambient noise was due to traffic on Superior Avenue and Pacific Coast Highway, ocean waves, and noise from the underground transformer on Superior Avenue was also slightly audible. Noise from the cooling towers and cogeneration facility were inaudible during the daytime tests. Daytime measurements were conducted at 10' from the south elevation of the 200 Paris Lane building with the measuring microphone at an elevation of 5' above the road bed and also at 20' above the road bed. See Figure 2.6 for test locations. Measurements conducted at the 5' elevation determine the noise level exposure at the lower first floor condominium units which do not have a direct line of sight to the cooling towers due to the acoustic shielding provided by the hospital cogeneration building and existing topography. The noise levels measured at 20' determine the noise levels experienced at the upper floor of the condominiums which may have a direct line-of-sight to the hospital cooling towers and min- imal acoustical shielding effects. These upper floor units would experience the greatest noise impact from the cooling towers. TEST RESULTS — DAYTIME Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which re- quire that noise levels from the cogeneration facility do not exceed Leq - 55 dB(A) during the daytime and that maximum short duration levels not exceed Lmax-75 dB(A). With the microphone located at a 5' elevation above the roadbed, noise levels were found to be Leq 51 dB(A)for a 15 minute duration and the maximum level recorded was Lmax 64 dB(A) due to an offsite traffic noise event. With the microphone raised to the 20' elevation, noise levels were found to be Leg53.0 dB(A)with a maximum recorded level of Lma;66 dB(A). Daytime measurements conducted at both 5' and 20' elevations satisfy the Leq - 55 dB(A) and Lmax 75 dB(A) maximum allowable noise levels set forth in the City of Newport Beach Noise Or- dinance. See Appendix Chart 2.6.1.A for sound level/duration charts and further discussion. NIGHTTIME Nighttime measurements of the cogeneration facility have not yet been conducted due to po- tential wet weather and scheduling conflicts. We anticipate conducting tests at the interiors and balconies of two (2) condominium units currently scheduled next week on 5 April 2016. Tests conducted in 2015 showed that exterior noise levels measured on the balconies of the Villa Balboa condominiums satisfied the City of Newport Beach Noise Ordinance. Interior noise levels measured in Unit 308 exceeded the City of Newport Beach ordinance by approximately 1 dB(A). opo -�o Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 20 M .. t r . �a Daytime measurement position +20' above roadbed. .. 791 k -=—%I Val ■• •■ a f �j L 1. Cogeneration facility Cooling towers FIGURE 2.6: DAYTIME COGEN/COOLING TOWERS MEASUREMENT LOCATIONS AT CONDOMINIUM lHILD1`1 o opo 41 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 21 2.7 GENERAL AMBIENT CONDITIONS COMMUNITY NOISE LEVEL MEASUREMENTS To quantify the general noise environment in and around the hospital campus, daytime and nighttime ambient noise measurements were conducted on 17 March 2016 at the locations de- scribed below. The noise levels measured in these locations are primarily from traffic sources and aircraft operations only. Specific hospital equipment and on-site operations were of too great a distance and were not contributory to these measurements. See figure 2.7 for meas- urement locations. CATALINA DRIVE & OLD NEWPORT BLVD. Measurements were conducted at the intersection of Catalina Drive and Old Newport Blvd. This environment consisted of small residences and businesses. The primary noise source was traffic along Newport Blvd., and to a lesser extent Pacific Coast Highway. Traffic on Cata- lina Drive and Old Newport Blvd. were not major contributors to the ambient noise environ- ment. During the daytime measurements, an average noise level of Leg 69 dB(A) was recorded with a maximum level of Lmax-84 dB(A). During the nighttime measurements, an average noise level of L,q 54 dB(A) was recorded with a maximum measured level of Lm,,-74 dB(A). SUPERIOR AVENUE & SUNSET VIEW PARK Measurements were conducted at Superior Avenue &Sunset Park Lane. Ambient noise levels were due to traffic passing by the measurement position on Superior Avenue and Pacific Coast Highway. During the daytime measurements, an average noise level of Leq-58 dB(A) was recorded and a maximum level of Lmax 73 dB(A) was measured. During the nighttime measurements, an average noise level of Leq-50 dB(A) was recorded with a maximum measured level of L,,,-63 dB(A). SUNSET VIEW PARK & WEST HOAG ROAD Measurements were conducted at Sunset Park Lane & Hoag Road. Ambient noise levels were from traffic on Pacific Coast Highway, minor traffic along Hoag Road, and vehicles within the nearby parking garage. During the daytime measurements, an average noise level of Leq-62 dB(A) was measured and a maximum level of Lmax 83 dB(A) was measured. During the nighttime measurements, an average noise level of Leq-54 dB(A) was recorded with a maximum measured level of Lmax 71 dB(A). opo • ��% �� , j moi: :, �0 � � f � ale .w �r �/ � .} �;. Vii. �� � ��• t ,J I � .r .• Ix I w. � • � a —�'. _ ,: � � Lel• • • ,�j• '. y({fie '. Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 23 SECTION 3 CONCLUSION & SUMMARY CONCLUSION AND SUMMARY OF ACOUSTICAL TESTING The results of all acoustical measurements included the noise reduction mitigation measures installed to date at the hospital complex. While not an exhaustive list, visible noise control devices installed at the hospital are as follows: • Noise control penthouse constructed on the ancillary building roof to control noise of kitchen ex- haust fans sufficiently controls noise at property line. • Acoustical barrier wall constructed at perimeter of ancillary building roof to acoustically shield the nearby residential condominiums. • Acoustical louvers and other noise control devices installed within the West Tower second floor me- chanical room sufficiently control noise levels. • Sound absorbing panels installed at the wall surfaces of the loading dock. • Acoustical barrier wall approximately 20' ± tall constructed along West Hoag Road to shield residen- tial condominiums from noise generated by hospital operations. • Noise control enclosure at the cardboard compactor located in the loading dock parking lot. • We understand the Sani-Pak compactor at the main loading dock is being replaced with a unit which will generate lower sound levels when operating. For the areas tested and included in this report, the mitigation measures currently installed have suffi- ciently reduced hospital-generated noise to satisfy the applicable City of Newport Beach Noise Ordi- nance, and the Hoag Memorial Hospital Planned Community Development Criteria & District Regula- tions. C:\Users\Public\Documents\Projects\Hoag Hospital\2016 Annual Test\2016 Hoag Annual Rpt.3.docx opo Section 3 CoGen Weather Plume Review by York Engineering, LLC 45 Y4Prkch ENGINEERING, LLC www.YorkeEngr.com April 1, 2016 Cary Brooks Senior Project Manager Hoag Memorial Hospital Presbyterian One Hoag Drive Newport Beach, CA E-mail: cary.brooks@hoag.org Subject: City Mitigation Measure—Cogen Plume Review Monitoring Period: November 1, 2015—March 31, 2016 Hoag Memorial Hospital Presbyterian (Hoag),Newport Beach, CA Dear Mr. Brooks: Yorke Engineering, LLC (Yorke) reviewed the meteorological data and cooling tower operating data for the subject period to evaluate Hoag's compliance with Section 8.5 of the Development Agreement(DA). SUMMARY Meteorological data was collected from the weather station located at the cogeneration plant for the period starting November 1, 2015 and ending March 31, 2016. Cooling tower operating data is available for the period November 1, 2015 —March 31, 2016. The data for this period shows that whenever the ambient temperature was less than or equal to 55 °F, and humidity was greater than or equal to 60%, cooling tower heat rejection was reduced at least 33% from the maximum heat rejection capacity. According to graphed data (see attachments), there were no instances during which the temperature and humidity reached plume conditions and the cooling towers exceeded 46.4 MMBtu/hr(67%) heat rejection. There were instances when the cooling towers exceeded 67% heat rejection, but during these instances, the weather conditions were not in the range necessary to trigger a reduction in heat rejection. Per Hoag Hospital, the meteorological data was unavailable for the period of December 11 — December 28 due to issues with the monitoring equipment. Also, the graph for January 20, 2016 is missing. Based on the review of the available data, Hoag complied with the DA. BACKGROUND Hoag is party to a Development Agreement with the City of Newport Beach entitled Cogeneration Plant Energy Curtailment in which it agrees to curtail cogeneration plant operations when certain meteorological conditions exist that may result in the formation of a visible plume from the cooling towers. Section 8.5 of the agreement requires Hoag to install a weather station and monitor temperature and humidity. Between November 1 and April 30,between the hours of 7:00 AM and 7:00 PM, whenever the relative humidity is greater than or equal to 60%, and ambient temperature LOS ANGELES/ORANGE COUNTY/RIVERSIDE/VENTURA/FRESNO/OAKLAND/BAKERSFIELD 31726 Rancho Viejo Road, Suite 218 ♦ San Juan Capistrano, CA 92675 ♦ Tel: (949) 248-8490 ♦ Fax: (949) 248-8499 40 Cary Brooks, Hoag Hospital April 1, 2016 Page 2 of 3 is less than or equal to 55 °F, Hoag shall reduce the effective heat rejection at the cooling towers by 33% from maximum design capacity. Cooling Tower Heat Rejection Calculation Heat rejection for the cooling towers is calculated as follows: Q=500 x (Flow 11 +Flow 12 + Flow 13 +Flow 14) x (Temperature In—Temperature Out) Where: • Q=heat rejection rate (Btu/hr) • Flows 11 — 14 are the water pump flow rates (gal/hour) for each of the four cooling towers; • Temperature In is the water inlet temperature (°F) to the cooling towers; • Temperature Out is the water outlet temperature (°F) from the cooling towers. Cooling Tower Maximum Capacity Maximum cooling capacity is calculated assuming that all four water pumps operate at 3,150 gallons per minute, and the maximum difference between inlet and outlet temperatures is 11 °F. Qmax = 500 (3150+ 3150+3150+ 3150) (11)/1,000,000 = 69.3 MMBtu/hour Heat Rejection Percentage Heat rejection is calculated on an ongoing basis as the combined heat rejection of the four cooling towers. The percentage reduction from maximum is calculated as: Q%reduction=(Q - Qmax)/Qmax CONCLUSION 1. Hoag operated weather stations that collected temperature and humidity data for the period November 1, 2015—March 31, 2016. 2. Temperature and humidity data were provided to the cogeneration system operators who are directed to reduce heat rejection from the cooling towers by at least 33% from maximum capacity during the hours of 7:00 AM to 7:00 PM whenever temperature is less than or equal to 55 °F, and humidity is greater than or equal to 60%. 3. For the period of available cooling tower data,November 1, 2015—March 31,2016, there were no incidents in which the cooling tower heat rejection was less than 33% reduced from maximum when temperature and humidity both exceeded their trigger thresholds. Should you have any questions or concerns, please contact me at (949) 248-8490 x224. Sincerely, A � . firn— Peter Moore Principal Engineer Yorke Engineering, LLC Pmoore@YorkeEngr.com 1 orkc Engineering,LLC Cary Brooks, Hoag Hospital April 1, 2016 Page 3 of 3 cc: Rick Hodgson, Jacobs Attachments: 1) Section 8.5, Restated Development Agreement, Cogeneration Plant Energy Curtailment 2) Daily Reports: Temperature & Humidity & Cooling Tower Heat Rejection(Nov. 1, 2015 —Mar. 31, 2016) 1 orkc Engineering,LLC 48 Section 4 Landscaping Photos 49 2016 HOAG DA UPDATE - LANDSCAPING PHOTOS w mx • ., .!' 1. Picture#1: Sunset Lower Parking Lot Landscape (Before) FIIIIIIIIIIIIIIII 1 � _ Y b Picture#2: Sunset Lower Parking Lot Landscape (After) Created March 31,2016 1 Hoag DA Update 2016 50 2016 HOAG DA UPDATE - LANDSCAPING PHOTOS Picture#3: Sunset Lower Parking Lot Re-landscaping (Before) y Picture#4: Sunset Lower Parking Lot Re-landscaping (After) Created March 31, 2016 2 Hoag DA Update 2016 51 C fr a ✓ r� x *�- x' may-.: *�• � ♦ �1 rF �. sr.�� s 4 +, t,,�.Fy�✓r r� .�rY Y .r� as Y n• �� . 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Due to residential access and inclement weather conditions,these tests could not be conducted as part of the 2016 Acoustical Measurement Test Report prepared and dat- ed 30 March 2016. Included in this supplementary report are the results of interior and exterior acoustical tests conducted at the Villa Balboa condominiums along Sunset Park Lane to determine the noise levels generated by the hospital cogeneration facility. Consultants in Architectural Acoustics & Noise Control 02 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 2 PROJECT DESCRIPTION Acoustical noise level measurements were conducted on 1 July 2016 at 4:00 a.m. at Unit 214 of the 200 Paris Lane condominium building which is part of the Villa Balboa complex. This unit is on the second level at the southwest corner of the building approximately 325' from the cogeneration fa- cility cooling towers. Test locations are shown in the following Figure A. Both interior and exterior noise levels were measured during the tests. Interior measurements were conducted at a distance of 4' from a 4' x 4' horizontal sliding window assembly which faces south toward the cogeneration facility with the window open during the tests. Exterior noise levels were measured on the master bedroom balcony of Unit 214 concurrently with the interior meas- urements noted above. The general ambient noise at the residence was observed to be primarily from hospital mechanical equipment - specifically the cogeneration facility cooling towers, and traffic from adjacent Superior Avenue and Pacific Coast Highway. The highest noise levels experienced during the tests were due to northbound traffic accelerating up the incline on adjacent Superior Avenue. Additionally during part of the measurement program, intermittent noise from the operation of an exhaust fan serving an offsite underground transformer on Superior Avenue was audible within this unit and was also measured. CITY OF NEWPORT BEACH NOISE STANDARDS The following standards salient to this project are excerpted from Paragraph 1.3.1 of the City of Newport Beach Noise Standard. A. The following noise standards, unless otherwise specifically indicated, shall apply to all property within a designated noise zone: 10.26.025 Exterior Noise Standards Daytime Nighttime Noise Type of Land Use Measuring Metric Allowable Exterior Allowable Exterior Zone (A-wtd) Noise Level(Leq) Noise Level (Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am I Residential. 15 minute Leq 55 dB(A) 50 dB(A) *Lmax 75 dB(A) 70 dB(A) III Residential portions of mixed 15 minute Leq 60 dB(A) 50 dB(A) use properties** *Lmaz 80 dB(A) 70 dB(A) rHIEDIF:=, :Io opo Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 3 10.26.030 Interior Noise Standards Daytime Nighttime Noise Type of Land Use Measuring Metric Allowable Interior Allowable Interior Zone (A-wtd) Noise Level(Leq) Noise Level (Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am I Residential. 15 minute Leq 45 dB(A) 40 dB(A) *Lmax 65 d6(A) 60 d8(A) Residential portions of mixed 15 minute Leq 45 dB(A) 40 dB(A) III use properties** *Lmax 65 dB(A) 60 dB(A) * Lmax levels defined in B.2 below ** Residential properties within 100' of commercial property line defined in D. below. If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or oth- erwise controlled by such person, which causes the noise level when measured on any other property,to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty(20) dB(A)for any period of time (measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that com- mercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) As discussed in the following section, the ordinance defines the locations where acoustical measure- ments are to be made to determine compliance with the noise standard criteria. 10.26.055 Noise Level Measurement A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash con- tainer storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation rHIEDIF:=, Io opo 04 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 4 or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) .04 Transformer vault 1 & exhaust fan. + o •, Unit 214 test positions. Dining room window _ Balcony z- - ,:f .^. i ag r f Cogeneration facility cooling towers. Figure A opo 05 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 5 TEST EQUIPMENT Noise levels measurements were conducted with the following equipment. Acoustic calibration of measurement equipment was conducted immediately prior to and following the test procedures: • Bruel & Kjaer Type 2250 Type I integrating one-third octave band sound level meter. • Bruel & Kjaer Type ZC 0032 microphone preamplifier. • Bruel & Kjaer Type 41890 Y2" microphone accepted to meet the specifications of IEC 60651 and ANSI S1.4-1983 Type 1. • Larson Davis Type 824 Type I integrating one-third octave band sound level meter • Larson Davis Model PRM902 microphone preamplifier • Larson Davis Type CAL200 precision Class I sound level calibrator calibrated to a reference traceable to the National Institute of Standards and Technology. • Larson Davis Type 2560 %' microphone accepted to meet the specifications of IEC 60651 and ANSI S1.4-1983 Type 1. Measurement equipment satisfies the American National Standards Institute (ANSI) Standard 1.4 for Type 1 precision sound level measurements as well as all requirements for testing equipment for the City of Newport Beach. MEASUREMENT RESULTS & DISCUSSION As noted above, the primary source of hospital generated equipment noise observed at the Villa Balboa condominiums is due to operation of the cogeneration facility cooling towers. There are two main noise sources associated with cooling tower operation. The primary source is the hori- zontally installed propeller fans located at the top of the towers, and the second source are pumps located near the cooling towers which supply water to the tower. For efficiency, the speed of the fans (RPM) is automatically controlled by variable frequency drives which adjust the fan RPM based on the immediate cooling needs of the hospital. There are four cooling towers located at the cogeneration facility. During the tests three of the cooling towers were running in "normal operating mode" utilizing both the fans and the pumps. At the fourth cooling tower, the fan was turned off but the water pump was still supplying water through the cooling tower. Operating the cooling tower with the fan off is less efficient in terms of cooling capacity however this configuration was tested to determine if the noise level could be suf- ficiently reduced with the fan off to satisfy the interior noise standards of City of Newport Beach Noise Ordinance. To minimize the effects of offsite noise levels, the 15 minute Leq average noise level measurements were started at 4:00 a.m. when ambient offsite noise conditions were lowest. Approximately three minutes after beginning the measurements, the underground transformer exhaust fan on Superior Avenue began operation and ran for approximately 25 minutes. The fan was audible within unit 214. opo Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 6 During tests conducted in June 2016, we documented that in a four hour period between 10:00 p.m. to 2:00 a.m., the exhaust fan operated approximately two hours, or 50% of the time. We as- sume this fan is thermostatically controlled and may operate more frequently during the warmer times of the year. Interior noise levels measured in the dining room of Unit 214 with the transformer fan operating were found to be Leq-43 dB(A) which exceeds the Leq -40 dB(A) maximum allowable interior noise levels set forth in the City of Newport Beach Noise Ordinance. Exterior noise level measurements were conducted on the balcony of Unit 214 concurrently with the interior noise level measurements. This balcony has a direct line of sight to the cogeneration facility however is acoustically shielded from the Superior Avenue transformer vault/exhaust fan noise by the condominium building. Exterior noise levels measured on the balcony of Unit 214 with the offsite transformer fan operating were found to be Leq-50 dB(A) which satisfies the Leq - 50 dB(A) maximum allowable exterior noise levels set forth in the City of Newport Beach Noise Ordinance. After the transformer shut off, we re-measured the interior noise levels in the dining room of Unit 214. Interior noise levels in the dining room with the window open and the transformer fan off were found to be Leq-39 dB(A) which satisfies the Leq - 40 dB(A) maximum allowable interior noise level standards set forth in the City of Newport Beach Noise Ordinance. CONCLUSION Based on acoustical tests conducted 1 July 2016, with three cooling tower fans and four cooling tower pumps operating, the interior noise levels measured in the dining room of Unit 214 were found to be Leq-39 dB(A) which satisfies the maximum allowable Leq-40 dB(A) interior noise level standards set forth in the City of Newport Beach Noise Ordinance. The exterior noise levels measured at the balcony of Unit 214 were found to be Leq-50 with the offsite transformer vault exhaust fan operating. These levels satisfy the maximum allowable Leq-50 dB(A) exterior noise level standards set forth in the City of Newport Beach Noise Ordinance. This concludes our report. Please feel free to call with any questions. Sincerely yours, RS Acoustics Inc. Robert Schmidt, Principal C:\Users\Public\Documents\Projects\Hoag Hospital\2016 Annual Test\2016 Hoag Annual VB Int Sup Rpt.l.docx rHIEDIF:=, Io opo Attachment No. ZA 4 RSA Report No. 2010316.1219 date July 25, 2016 Tmplt:10-15-13 02 HOAG MEMORIAL HOSPITAL PRESBYTERIAN hoag One Hoag each,PO Box 8-61 Newport Beach,CA 92658-fi 700 July 25, 2016 Ms. Rosalinh Ung Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach,CA. 92660 RE: Hoag Hospital—Development Agreement 8th Annual Review Supplemental Acoustical Reports, Hoag DA Co-Gen (RSA Report#2010316.0209 and Versailles Central Plant (RSA Report# 1900815.0199) Dear Ms. Ung: Attached you will find a report from RS Acoustics, Inc. documenting nighttime acoustical readings (interior and exterior) at two residential units in the Villa Balboa community-#214 and #308, 200 Paris Lane. This RSA Report No. 2010316.1219 documents compliance in unit#214 with three of the four tower fans operating,while compliance at Unit#308 is achieved with four of the four fans running. It is our intent to operate the Co-Gen cooling towers with three of the four fans running concurrently, limiting the operation of four fans to periods of required maintenance and repairs, as well as during any weather/operational condition requiring added cooling capacity for the Hoag campus. Events requiring the operation of four cooling tower fans will be documented automatically as well as by the plant operating engineer. In addition, we have completed nighttime acoustical tests at the Versailles community, documenting sound levels at the Hoag Central Plant located on Hoag West Road. This RSA Report No.1900915.0199 finds that by reducing Central Plant operations 20%we can achieve approximately 54 dB(A)—a reduction of 2 dB(A) over previous readings,though still 4 dB(A) above the City standard of SOdB(A). Prior to proceeding with prohibitively costly physical improvements,we are pursuing operational and plant equipment alterations that will bring us in compliance with the mandated 50 dB(A) (nighttime). It is our goal/intent to reach compliance by pursuing an aggressive program of operational management of the Central Plant including, but not limited to, the following measures: Hoag Hospital Newport Beach Hoag Hospital Irvine One Hoag Drive 16200 Sand Canyon Avenue !� Newport Beach,CA 92663 Irvine,CA 92618 vrw,v.hoag.org 4g', HOAG MEMORIAL HOSPITAL PRESBYTERIAN hong OneHoagDrive,PO 92658Box 00 a`,+J�i Newport Beach,CA 92658-6100 • Maintaining a maximum operational level of 80%at the cooling towers • Begin operational testing of the "Variable Speed Drives", for the cooling tower pumps installed this month • Replace the recirculating Blower with a centrifical unit • New gear box • Increase maintenance cycles from semi-annual to quarterly • Bring on-line an additional chiller which will assist in the reduction of load and associated noise levels • Track and document Trending Data as required to curtail/reduce operations during peak times • Track and document significant reduction in cooling tower fan operations from Novemberthru May. It is our intent to operate the Central Plant at 80%, limiting the operation exceeding 80% to periods of required maintenance and repairs,as well as during any weather/operational condition requiring added cooling capacity for the Hoag campus. Thank you for your cooperation as we move ahead with these measures immedietly. Respectfully Submi tted, 4/� . Cary Brool<s Senior Project Manager Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Hoag Hospital Irvine One Hoag Drive 16200 Sand Canyon Avenue Newport Beach,CA 92663 Irvine,CA 92618 wwW.heag.org 70 MINIGNINIMM RS ACOUSTICS INC 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 P: (661) 251-3965 F: (661) 310-3783 HOAG MEMORIAL HOSPITAL PRESBYTERIAN NEWPORT BEACH, CALIFORNIA SUPPLEMENTAL ACOUSTICAL MEASUREMENT TEST REPORT Prepared for: Hoag Memorial Hospital Presbyterian One Hoag Road Newport Beach, CA 92658 Prepared by: RS Acoustics Inc. 25031 Avenue Stanford, Suite 80 Santa Clarita,CA 91355 Phone: (661) 251-3965 Fax: (661) 310-3783 Date: 20 July 2016 Report No. 2010316.0209 This report presents supplementary acoustical test results which are part of the annual review pro- vided by Hoag Memorial Hospital Presbyterian to document the noise environment due to hospital equipment and operations. Due to residential access, construction work on Coast Highway, and inclement weather conditions, these tests could not be conducted and included as part of the 2016 Acoustical Measurement Test Report prepared and dated 30 March 2016. Included in this supple- mentary report are the results of interior and exterior acoustical tests conducted at the Villa Balboa condominiums along Sunset Park Lane to determine the noise levels generated by the hospital co- generation facility. Consultants in Architectural Acoustics & Noise Control 71 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 2 PROJECT DESCRIPTION Interior and exterior acoustical noise level measurement tests were conducted at two (2) separate residential units of the 200 Paris Lane condominium building which is part of the Villa Balboa com- plex. The first tests were conducted on 1 July 2016 at 4:00 a.m. at Unit 214 which is on the second level at the southwest corner of the building approximately 325' from the cogeneration facility cool- ing towers. The second tests were conducted on 15 July 2016 at 3:15 a.m. in unit 308 located on the third level at the southeast corner of the building approximately 475' from the cooling towers. Test locations are shown in the following Figure A. At Unit 214, interior measurements were conducted in the dining room at a 4' distance from a 4' x 4' horizontal sliding window assembly. The window faces south toward the cogeneration facility and was fully open during the tests. Exterior noise levels were measured on the master bedroom south facing balcony of Unit 214 concurrently with the interior measurements. The general ambient exterior noise was observed to be primarily from hospital mechanical equip- ment- specifically the cogeneration facility cooling towers, and traffic from adjacent Superior Ave- nue and Pacific Coast Highway. The highest noise levels experienced during the tests at Unit 214 were due to northbound traffic accelerating up the incline on adjacent Superior Avenue. Additionally, during the measurement program at Unit 214, an exhaust fan serving an offsite under- ground transformer located approximately 15' east of Superior Avenue began operation which was audible within this unit. The transformer vault is noted in Figure A. Noise levels measured with the transformer exhaust fan operating during part of the test are included, and test results without the exhaust fan are included in this report. At unit 308, interior measurements were conducted in the office space at a 4' distance from a hori- zontal sliding window assembly. The window faces south and was fully open during the tests. Exte- rior noise levels were measured on the living room south-facing balcony of Unit 308 concurrently with the interior measurements. The exterior ambient noise environment at Unit 308 was also observed to be primarily from hospi- tal mechanical equipment, and traffic from adjacent Superior Avenue and Pacific Coast Highway. —r !� 72 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 3 s 3 v pZ i( !' w St P° ©nijr 'u o wihdovu" y � aar ro�m� Fb I x '7°fit ,. s , IS ppu Jr q Jrq 'nS M 0 ; g (' , n Figure A CITY OF NEWPORT BEACH NOISE STANDARDS The following standards salient to this project are excerpted from Paragraph 1.3.1 of the City of Newport Beach Noise Standard. A. The following noise standards, unless otherwise specifically indicated, shall apply to all property within a designated noise zone: 10.26.025 Exterior Noise Standards Daytime Nighttime Noise Measuring Metric Allowable Exterior Allowable Exterior Type of Land Use Zone (A-wtd) Noise Level(Leq) Noise Level(Leq) 7:00 am-10:00 pm 10:00 pm-7:00 am I Residential. 15 minute Lea 55 dB(A) 50 dB(A) *Lmsx 75 dB(A) 70 dB(A) III Residential portions of mixed 15 minute L., 60 dB(A) 50 dB(A) use properties** *Lm,x 80 dB(A) 70 dB(A) n ��In Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 4 10.26.030 Interior Noise Standards Daytime Nighttime Noise Type of Land Use Measuring Metric Allowable Interior Allowable Interior Zone (A-wtd) Noise Level(Leq) Noise Level(Leq) 7:00 am-10:00 pm 10:00 pm-7:00 am I Residential. 15 minute Leq 45 dB(A) 40 dB(A) ' *Lmax _ '65dB(A) 60 dB(A) Residential portions of mixed 15 minute Leq 45 dB(A) 40 dB(A) III use properties" *Lmax 65 dB(A) 60 dB(A) * Lmax levels defined in B.2 below ** Residential properties within 100'of commercial property line defined in D. below. If the ambient noise level exceeds the resulting standard,the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or oth- erwise controlled by such person, which causes the noise level when measured on any other property,to exceed either of the following: 1. The noise standard forthe applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) dB(A)for any period of time (measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard,the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that com- mercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) As discussed in the following section, the ordinance defines the locations where acoustical measure- ments are to be made to determine compliance with the noise standard criteria. 10.26.055 Noise Level Measurement A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash con- tainer storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest paint to the noise source. The measurement microphone height shall be five feet above finish elevation oma�iC-� Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 5 or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit.The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) TEST EQUIPMENT Noise levels measurements were conducted with the following equipment. Acoustic calibration of measurement equipment was conducted immediately prior to and following the test procedures: • Bruel & Kjaer Type 2250 Type I integrating one-third octave band sound level meter. • Bruel & Kjaer Type ZC 0032 microphone preamplifier. • Bruel & Kjaer Type 41890 %" microphone accepted to meet the specifications of IEC 60651 and ANSI S1.4-1983 Type 1. • Larson Davis Type 824 Type I integrating one-third octave band sound level meter • Larson Davis Model PRM902 microphone preamplifier • Larson Davis Type CAL200 precision Class I sound level calibrator calibrated to a reference traceable to the National Institute of Standards and Technology. • Larson Davis Type 2560 %" microphone accepted to meet the specifications of IEC 60651 and ANSI S1.4-1983 Type 1. Measurement equipment satisfies the American National Standards Institute (ANSI) Standard 1.4 for Type 1 precision sound level measurements as well as all requirements for testing equipment for the City of Newport Beach. MEASUREMENT RESULTS & DISCUSSION As noted above, the primary source of hospital generated equipment noise experienced at the Villa Balboa condominiums is due to operation of the cogeneration facility cooling towers. There are four (4) cooling towers located within an enclosure at the southwest corner of the cogeneration facility building and are shown in Figure A. There are two main noise sources associated with cooling tower operation. The primary source is the horizontal propeller fans and motors located at the top of the towers, and the second source are pumps located at grade near the cooling towers which supply water to each of the towers. For efficiency, the speed of the fans (RPM) is automatically controlled by variable frequency drives which adjust the fan RPM based on the immediate cooling needs of the hospital. During the tests conducted in Unit 214 and Unit 308, three of the cooling towers were running in "normal operating mode" utilizing both the fans and the pumps. At the fourth cooling tower, the fan was turned off but the water pump was still supplying water through the cooling tower. Oper- ating the cooling tower with the fan off is less efficient in terms of cooling capacity however this j5 Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 6 configuration was tested to determine if the noise levels could be sufficiently reduced with one fan off to satisfy the interior noise standards of City of Newport Beach Noise Ordinance. Tests conduct- ed at Unit 308 also include measurement data of all four cooling towers operating normally. Unit 214—200 Paris Lane To minimize the effects of offsite noise levels, the 15 minute Leq average noise level measurements were started at 4:00 a.m. in Unit 214 when ambient offsite noise conditions were lowest. Approxi- mately three minutes after beginning the measurements, the underground transformer exhaust fan on Superior Avenue began operation and ran for approximately 25 minutes. Fan noise from the transformer exhaust fan was audible within the interior, and at the exterior balcony of Unit 214. Interior noise levels measured in the dining room of Unit 214 with the transformer fan operating were found to be Leq-43 dB(A) which exceeds the Leq-40 dB(A) maximum allowable interior noise levels set forth in the City of Newport Beach Noise Ordinance. During tests previously conducted in June 2016, we documented that between hours of 11:00 p.m. to 2:00 a.m., the transformer exhaust fan cycled on and off twice and operated slightly less than fifty percent of the time. We assume this fan is thermostatically controlled and may operate more frequently during the warmer times of the year and less frequently during cooler periods. Exterior noise level measurements were conducted on the balcony of Unit 214 concurrently with the interior noise level measurements. This balcony has a direct line of sight to the cogeneration facility however is acoustically shielded from the Superior Avenue transformer vault/exhaust fan noise by the condominium building. Exterior noise levels measured on the balcony of Unit 214 with the offsite transformer fan operating were found to be Leq-50 dB(A)which satisfies the Leq - 50 dB(A) maximum allowable exterior noise levels set forth in the City of Newport Beach Noise Ordinance. When the transformer automatically shut off, we re-measured the noise levels in the dining room of Unit 214. Interior noise levels with the window open and the transformer fan off were found to be Leq-39 dB(A) which satisfies the Leq - 40 dB(A) maximum allowable interior noise level standards set forth in the City of Newport Beach Noise Ordinance. To accurately determine the noise levels generated only from hospital equipment the without con- tribution of offsite noise events, the sound level meter at the interior position was momentarily paused during offsite noise events or when traffic passed near the site. Measurements conducted at the exterior balcony were not paused. The noise levels reported for all tests however are from a 15 minute integrated averaging period as required by the City of Newport Beach ordinance. Unit 308-200 Paris Lane At Unit 308, two separate tests were conducted at the interior office and exterior living room bal- cony. The first set of tests included all four cooling towers operating normally. The second set of tests were conducted with three (3) cooling towers operating with both the fans and pumps and at the fourth cooling tower, the fan was turned off but the water pump was still supplying water through the cooling tower. =L n ..moo Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 7 Interior and exterior tests began at 3:00 a.m. in Unit 308 with four cooling towers operating and the testing program concluded at approximately 4:30 a.m. Interior noise levels measured in the office of Unit 308 with four cooling towers operating were found to be 39.2 dB(A), rounded to Leq-39 dB(A) which satisfies the Leq-40 dB(A) maximum allowa- ble interior noise levels set forth in the City of Newport Beach Noise Ordinance. Noise levels at the exterior balcony with four cooling towers operating were found to be Leq-46 dB(A) which satisfies the Leq-50 dB(A) maximum allowable exterior noise level requirements of the noise ordinance . With three cooling towers operating normally and water pumped to the fourth cooling tower with the fan off, interior noise levels measured in the office of Unit 308 were found to be 38.8 dB(A), _ rounded to Leq-39 dB(A) which satisfies the Leq-40 dB(A) maximum allowable interior noise levels set forth in the City of Newport Beach Noise Ordinance. Noise levels at the exterior balcony with three cooling towers operating normally and the fan off at the fourth tower were found to be Leq-49 dB(A) which satisfies the Leq-50 dB(A) maximum allowa- ble exterior noise level requirements of the noise ordinance . As with measurements in Unit 214, interior noise level measurements were paused during offsite noise events, and exterior noise level measurements were not paused. CONCLUSION We understand that the hospital has recently performed major repair and maintenance on the cool- ing towers including replacement of a damaged fan. Based on acoustical tests conducted at Unit 214 of the 200 Paris Lane condominium building, with three cooling towers operating normally and the fan off at the fourth cooling tower, the interior noise levels measured in the dining room were found to be Leq-39 dB(A) which satisfies the maxi- mum allowable Leq-40 dB(A) interior noise level standards set forth in the City of Newport Beach Noise Ordinance. The exterior noise levels measured at the balcony of Unit 214 were found to be Leq-50 with the offsite transformer vault exhaust fan operating. These levels satisfy the maximum allowable Leq-50 dB(A) exterior noise level standards set forth in the City of Newport Beach Noise Ordinance. The actual exterior noise levels of the hospital cogeneration facility equipment with the transformer ex- haust fan off would actually be lower than those presented in this report. At Unit 308 of the 200 Paris Lane building with four cooling towers operating, the interior noise lev- els measured in the office were found to be Leq-39 dB(A). With three cooling towers operating normally and the fan off at the fourth cooling tower, the interior noise levels measured in the office were also found to be Leq-39 dB(A). The test results show that at both cooling tower operating conditions, the interior noise levels satisfy the maximum allowable Leq-40 dB(A) interior noise level standards set forth in the City of Newport Beach Noise Ordinance. �1.....J�JF' Hoag Memorial Hospital Presbyterian Supplemental Acoustical Test Report Page 8 The exterior noise levels measured at the balcony of Unit 308 were found to be Leq-46 dB(A) with four cooling towers operating. In the modified condition with three towers operating normally and the fan off at the fourth cooling tower, the exterior levels measured on the exterior balcony were found to be Leq-49 dB(A). These measured noise levels satisfy the maximum allowable Leq-50 dB(A)exterior noise level standards set forth in the City of Newport Beach Noise Ordinance. This concludes our report. Please feel free to call with any questions. Sincerely yours, RS Acoustics Inc. " Robert Schmidt, Principal C:\Users\Public\Documents\Projects\Hoag Hospital\2016 Annual Test\2016 Hoag Annual Int Supplemental Rpt.2 160720.docx EDEE ill 72 RS ACOUSTICS INC 25031 Avenue Stanford,Suite 80 Santa Clarita, CA 91355 P: (661)251-3965 F: (661)310-3783 22 July 2016 Cary Brooks, Senior Project Manager REFCO -Hoag Memorial Hospital Presbyterian 510 Superior Ave., Suite 290 Newport Beach,CA 92663 SUBJECT: Hoag Memorial Hospital Presbyterian Noise Control re Central Plant/Versailles Condominium RSA Project No. 1900815.0199 Dear Cary: This report presents our analysis of the existing noise levels measured at the Versailles condomini- um building and the predicted noise reduction due to modifications of the operational characteris- tics of the cooling towers located within the Hoag Hospital central plant building. Noise levels cur- rently exceed the City of Newport Beach noise ordinance. Summary The Hoag Hospital central plant is located at the northwest corner of the hospital property just south of Hospital Road between Hoag Road and the hospital entrance driveway. The central plant is approximately 175' from the east elevation of the Versailles building, and cooling towers CT-1 and CT-2 within the central plant are 275' from the condominium. See site map in Figure A below. The noise environment at the Versailles condominium includes equipment noise from the hospital central plant, offsite noise due to vehicular traffic on nearby roads, and occasional commercial and general aviation aircraft overflights. Noise Ordinance Mechanical equipment noise levels in this area are governed by Section 10.26.025 "Exterior Noise Standards" of the City of Newport Beach Noise Standards. For residential properties, the nighttime maximum allowable exterior noise level cannot exceed Leq-50 dB(A) between the hours of 10:00 p.m. and 7:00 a.m., and the maximum allowable noise level for daytime hours between 7:00 a.m. and 10:00 p.m. may not exceed Leq-55 dB(A). Consultants in Architectural Acoustics & Noise Control q �J Cary Brooks REFCO /Hoag Memorial Hospital Presbyterian Page 2 The noise ordinance also stipulates that if the ambient noise level exceeds the noise standard, the ambient shall become the standard. We have previously measured ambient noise levels at the perimeter of the hospital property, and in the absence of all hospital equipment noise, measured ambient nighttime noise levels as high as Leq-52 dB(A) due to offsite sources. The ambient levels however typically vary between 10:00 p.m. and 7:00 a.m. and also vary from day to day. In our analysis, the Leq-50 dB(A) maximum allowable noise level specified in the noise standard is used as the design criterion. e P 5 4 N s r a Cal df `} s . ulk r Tralt . £ ,t _ f FIGURE A Existing Central Plant Equipment Noise Levels An acoustical test program was conducted on 18Aug2014 at the Versailles condominium at the 3`d floor level of the east elevation to determine the "worst case" noise level condition closest to the hospital central plant. Nighttime levels were found to be Leq-56 dB(A) which exceeds the City of Newport Beach ordinance by 6 dB(A). Additional testing of hospital equipment including all rooftop units has shown that the cooling towers CT-1 and CT-2 located in the northeast corner of the cen- tral plant generate the majority of the excessive noise levels experienced at the Versailles condo- minium. The cooling towers are located in a "well" immediately east of the electrical building which provides acoustical shielding and therefore reduced noise levels experienced at the condominium building. C7C�T.t_�L g0 Cary Brooks REFCO/Hoag Memorial Hospital Presbyterian Page 3 There is however a small area where a direct line-of-sight occurs above the hospital electrical build- ing between the upper floor of the condominium and the east cooling tower fan. Proposed Cooling Tower Modifications & Results The noise sources associated with cooling tower operation are the fans and motors located at the top of the towers which direct noise upwards, water splash noise from the intake louvers at the bottom of the towers which direct sound horizontally, and nearby pumps serving the cooling tow- ers. Based to site geometry, noise reduction provided by the acoustical shielding of existing building structures and walls varies based on the height of the noise sources. For noise sources close to the ground such as the cooling tower intake louvers and pumps, acoustical shielding is greatest. For noise sources at higher elevations such as the discharge fans at the top of the towers,the acoustical shielding is reduced. To reduce noise levels at the Versailles condominium, the hospital proposes reducing the operating capacity of the central plant cooling towers by 20%via lowering the RPM-speed of the fans located at the top of the towers. In effect,this reduces the noise levels generated by the discharge fans which are located at a higher elevation where less acoustical shielding occurs. We don't anticipate the 25% reduction in capacity will affect the water splash noise at the intake louvers however these are located near grade where the greatest acoustical shielding occurs. Based on empirical data gathered from on-site acoustical testing and in-office analysis, reducing the capacity of the cooling towers by 20% should reduce noise levels generated by the cooling towers by 1 to 2 dB(A). At the Versailles condominium, the existing noise level of Leq-56 dB(A) measured on 18Aug2016 would also be reduced by 1 to 2 dB(A),to approximately Leq-54 dB(A). Conclusion We predict that reducing the capacity of the cooling towers by 20% will result in noise levels at the Versailles condominium to approximately Leq-54 dB(A). This exceeds the Leq-50 dB(A) maximum allowable noise levels specified in the City of Newport Beach Noise Standards by 4 dB(A). This concludes our report. Please feel free to call our office with any questions or comments re- garding the above. Sincerely yours, RS Acoustics Inc. Robert Schmidt, Principal INCE,ASA, NCAC C:\Users\Public\Upcumenls\Prujec6\Huag Hospital\Pwrplant Veopilles measurement,\Versailles mockup report\DMPT.NO MIT ME .&A r E= `_ F) Attachment No. ZA 5 Status Update Letter dated September 1 , 2016 Tmplt:10-15-13 22 �1rrrllI HOAG MEMORIAL HOSPITAL PRESBYTERIAN oag One Hoag Drive,PO Box 8-61 Ll {`1►�/N'1 Newport Beach,CA 92658-6100 September 1, 2016 Ms. Rosalinh Ung Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: Hoag Hospital—Development Agreement 8th Annual Review Dear Ms. Ung: Please let this serve as further clarification to our July 25th, 2016 letter regarding the Supplemental Acoustical Reports Hoag DA Co-Gen (RSA Report#2010316.0209)and Versailles Central Plant (RSA Report#1900815.0199). Co-Gen Operations:As noted in the noise analysis,the Co-Gen Plant meets nighttime noise compliance standards with three of four fans running concurrently. Our Engineering Department has confirmed that we can commit to operating the Plant during the evening hours from 9:00 PM-7:00 AM in this manner,with exception to limited periods of required maintenance and repair. Central Plant: As noted in our July 25`h letter,we will continue to pursue operational and plant equipment improvements that will reduce noise levels toward the mandated 50 db(A) (nighttime) standard. We are pleased to report,that the following has been completed to date: • Maintain a maximum operating level of 80%at the cooling towers. (Nighttime procedure created, operators have been trained, and sequence has been automated) • Operational testing of the "Variable Speed Drives', for the cooling tower pumps installed in July. (Testing is complete, 20% reduction verified) • Replace the Reciprocating Blower in the flare yard with a Centrifugal Blower-(Complete) • Install a new gear box on CT 11 in Co-Gen Plant, and CT 2 in Central Plant —(Complete) • Increased inspection cycles on Cooling Tower pumps and fans from semi-annual to monthly. (Monthly maintenance cycles initiated July-16) • Track and document Trending Data as required to curtail/reduce operations during peak times. (Trending 15-minute data commenced August-16 and data will be available in the 2017 DA Update) • Track and document significant reduction in cooling tower fan operations from November to May. (Tracking has commenced and data will be available in the 2017 DA Update) Consultant Team Addition: In our continuing effort to research and implement the most efficient and expedient measures to mitigate and reduce noise toward meeting the City's standard, we are in the process of engaging the acoustical and mechanical consulting services of Arup. Hoag Hospital Newport reach Hoag Ilospilal Irvine One Hoag Dnve 16200 Sand Canyon Avenue Newport Beach.CA 4266: Irvine,CA 92618 wwwhoag.org g3 HOAG MEMORIAL HOSPITAL PRESBYTERIAN 100 hoag One Hoeg each, PO Be. 8-61 Newport Beach,CA 92658-6100 Arup is an international consulting firm providing specialized technical services to healthcare providers.They are considered leaders in their field and bring a tight focus to problems and they are able to pool their expertise in new ways to develop original responses to complex technical situations. Thank you for your continued cooperation. Regards, Roxa.,.ta.�Rr� Roxanna Bryant, Executive Director Corporate Facility Services Hoag Memorial Hospital Presbyterian cc: Cary Brooks Sanford Smith Erik Lidecis Jim Ardary Steven Cuevas-Fisch Coralee Newman H.9 Hospital Newport Bead, Hoag Hospital Irvine One Hoag Drive 16200 Send Canyon Avenue Newport Beach.CA 92663 Irvine,CA 42618 w ..hoag org n 1 Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) VILLA BA �oEOVED �}. COMMUNrry September 27,2016 SEP 28 2t :i Patrick J. Alford,Zoning Administrator 0 DEVELOPMENT rr Rosalinh Ung, Associate Planner OA- SFR City of Newport Beach, Community Development ryEyy�'pR< 100 Civic Center Drive Newport Beach, CA 92660 Dear Mr. Alford and Ms. Ung, On behalf of the Villa Balboa Community Association we submit the enclosed report to present evidgnce that Hoag Memorial Hospital Presbyterian (Hoag) has not demonstrated good faith compliance with all the terms of Development Agreement No. 5 (DA) and has not conducted all the required acoustical tests to demonstrate the ability to comply with Newport Beach Noise Ordinances. In the May 14, 2015 minutes of the Newport Beach Zoning Administrator's 2015 hearing regarding Hoag's previous year compliance with the DA,Ms. Wisneski in addressing the cogeneration"vine green screen" requested the following: "...Hoag and staff to get creative to solve the issue before the next annual review." This DA compliance failure is now in its eighth consecutive year of non compliance in spite of Ms. Wisneski's explicit attention to this issue as well as a specific directive to resolve the matter. Furthermore,in the minutes referenced above Ms.Wisneski stated: "Zoning Administrator Wisneski commented on the continued noise testing and Hoses commitment to retest and submit the noise reports within the next two months that will identify appropriate mitigation if required." While multiple tests were conducted this year and last, many showing compliance failures,Hoag has not yet conducted all the required acoustical tests, as outlined in the attached report. This renders Hoag's proposed "normal operating mode"premature since no evidence has been shown that demonstrates Hoag's ability to deploy this procedure with the assurance of code compliance at all required testing locations. Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) Enclosed you will find documentation that further demonstrates Hoag has not fully complied with the terms of the DA as required and set forth in the 2008 Planned Community Development Criteria(PCDC) and has not conducted sufficient acoustical testing to warrant acceptance of the proposed solution. In light of the above Villa Balboa requests a finding that Hoag has not demonstrated full good faith compliance with the terms of the DA during this review period. Alternatively, Villa Balboa could accept a continuation of this hearing,to be reconvened in ninety days, to allow Hoag an opportunity to remedy its continuing compliance failures and amend its report to correctly demonstrate good faith compliance. To continuously allow Hoag to avoid full compliance with the DA and Newport Beach Noise Ordinances renders the review process as ineffective and of no substantive value to the community. Villa Balboa will amplify the claims made herein at the hearing on September 29, 2016. Best Regards, ,'x„� ck. tf�e Nancy Knight Vice-President, Villa Balboa Homeowners Association Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) VILLA BALBOA Response to HOAG MEMORIAL HOSPITAL DEVELOPMENT AGREEMENT ANNUAL REVIEW March 1, 2015 through March 31, 2016 Prepared for The City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Prepared by Villa Balboa 900 Cagney Lane Newport Beach,CA 92663 Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) HOAG'S CONTINUING FAILURE(2008-2016) TO MEET THE REQUIREMENTS OF THE DEVELOPMENT AGREEMENT AS SET FORTH IN THE 2008 PLANNED COMMUNITY DEVELOPMENT CRITERIA(PCDC): "COVERAGE OF THE EAST WALL OF THE CONGENERATION PLANT WITH FLOWERING IVY" For a period of eight years Hoag has failed to meet this requirement of the Development Agreement(DA) as set forth in the 2008 Planned Community Development Criteria: REQUIREMENT-2008 PCDC, Page 31,Area 3-Co Gen This directive requires Hoag to "Attach metal green screen lattice structure to cover east building elevation. Plant flowering vices to cover green screen(to) screen/soften specific views of Co Gen Building." ZONING ADMINISTRATOR'S REQUIREMENT AS SET FORTH IN THE MINUTES OF THE 2015 HEARING Following the 2015 hearing of the Newport Beach Zoning Administrator re Hoses compliance with the PCDC Brenda Wisneski, Zoning Administrator, in the minutes of the meeting(May 14, 2015) stated the following: "Zoning Administrator Wisneski commented that she had reviewed all of the detailed letters. She noted that the vine coverage on the cogeneration building is better than last year but it remains disappointing. She noted that vine green screen was a good conceptual solution but notes that not all plans are as effective as envisioned. She recognized Hoag's sustained effort to address the issue and asked Hoag and staff to get creative to solve the issue before the next annual review." (Emphasis added.) In response to the above Hoag enlarged one planter to assist in covering a portion of the wall estimated to be approximately 4000 square feet. (See Picture 11,Hoag 2016 Report.) Enlarging one planter simply cannot be considered "creative!" (Hoag staff had originally proposed a second planter similar in size but subsequently reduced it to one.)Furthermore,this minimum effort falls far short of the steps recommended by the landscaping consultants addressing the meager ivy coverage of the east facing wall. Following several months after completion of the enlarged planter, on April 13, 2016, during one of the quarterly reviews ofHoag's lower campus landscaping,Hoag and Villa Balboa met to review the effectiveness of the enlarged planter. The attendees at that meeting were Cary Brooks, Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) Hoag representative Bill Rabben(Rabben-Herman Landscape Designers), Villa Balboa representative Lauren Howell (Director of Horticultural Services,Bemus Landscape, Inc.), and Dick Runyon,Villa Balboa Board designee. The unanimous conclusion of all attendees was that "there is no reasonable prospect that the addition of the enlarged planter will Provide meaningful coverage of the "wall of ivy"in the foreseeable future." The meeting attendees reviewed "creative" possibilities to enhance the appearance of the "wall of ivy," including the use of a supplemental mural depicting plants similar to those already.planted, and the use of artificial plants, again supplemental and similar to those already planted. Cary Brooks and Bill Rabben agreed to explore this alternative and subsequently report back to Villa Balboa. No action steps were ever presented to Villa Balboa. It is abundantly clear that Hoag did not, and has not responded to Zoning Administrator lisneski's directive of 2015 to "get creative to solve the issue before the next annual review." "More of the same"does not constitute "creative." The northern portion of this east-facing cogen wall has also suffered much the same consequences of failure to provide sufficient attention to the growth of ivy to cover the green screen with an area of approximately 100 square feet with absolutely no coverage of ivy. It is imperative that the Zoning Administrator take more effective action in directing Hoag to address this problem that has not been resolved for now eight years. "Monitoring," as suggested by the staff report, is simply not an action step and will not force Hoag to address this perpetual problem as required in the Development Agreement. ADDING ONE ENLARGED PLANTER IS NEITHER CREATIVE NOR DOES IT MEET THE STANDARD OF GOOD FAITH COMPLIANCE WITH THE DA OR WITH THE DIRECTIVE OF WISINSIG IN THE MINUTES OF THE 2015 HEARING. Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) HOAG'S CONTINUING FAILURE(2006-2016) TO MEET THE REQUIREMENTS OF THE NEWPORT BEACH COMMUNITY NOISE CONTROL,CHAPTER 10.26 Chapter 10.26.030 B. sets forth the following: "It is unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise...to exceed the following...of Chapter 10.26.055 A. sets forth the following: "The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard." ZONING ADMINISTRATOR'S REQUIREMENT AS SET FORTH IN THE MINUTES OF THE 2015 HEARING Following the 2015 hearing of the Newport Beach Zoning Administrator re Hoag's compliance with the Newport Beach Noise Ordinances Brenda Wisneski, Zoning Administrator,in the minutes of the meeting(May 14, 2015)stated the following: "Zoning Administrator Wisneski commented on the continued noise testing and Hoag's commitmept to retest and submit the noise reports within the next two months that will identify appropriate mitigation if required." Hoag has not yet completed all the required acoustical testing. The residents in Villa Balboa near the cogeneration plant have been exposed to noise in excess of code levels for over ten years. Acoustical tests conducted at Units 314 and 308 in June 2015 showed consistent violations of the noise ordinance limits. Noise from the plant is a continuous, and ongoing detriment to the quality of life those Iiving near the plant, and to those visiting Sunset View Park. To reduce noise from the plant,Hoag proposes to modify its operations at the facility by voluntarily limiting the cooling towers and related equipment to run in "normal operating mode," except during maintenance periods. In the,proposed approach, "normal operating mode" entails running no more than three cooling towers,and four water pumps. However, as yet this approach is still incompletely defined, as it does not provide parameters that apply to acceptable levels for the variable speed motors which run the cooling tower fans. Also, as discussed further below, without test results from the key testing location at Unit 314 on the Southwest Zoning Administrator-September 29,2016 Item No.3a:Additional Materials Received Hoag Memorial Hospital Annual DA Review(PA2009-064) comer of the 200 Paris Lane building, it is premature to assume that the proposed operational solution will meet the requirements of the noise ordinance. Further, while operational measures may have a role to play, we believe a full, permanent solution to the noise from the cogeneration plant can only be achieved with a composite approach that combines operational tools with reasonable,targeted physical mitigation measures. Unlike operational methods,physical noise mitigation measures are permanent, and they function at all times, regardless of Hoag's capacity needs. Use of such measures, combined with Hoag's proposed operational measures, offer the highest probability of achieving full and lasting compliance with the noise ordinance. HOAG HAS NOT YET CONDUCTED ALL THE NECESSARY ACOUSTICAL TESTING TO DETERMINE THE EFFICACY OF THEIR PROPOSAL IN MEETING NOISE CONTROL STANDARDS To date, required testing has not been conducted at balcony level at the key third floor Unit 314 location at the southwest corner of the 200 Paris Lane Building. During the scheduled testing conducted this year for the current Annual Review,the acoustical engineer who conducted the tests did not bring the necessary microphone extender(which was used in last year's tests)to collect measurements at the balcony level of Unit 314. Measurements at this location are a required part of the agreed upon testing protocol. Tests previously conducted at the balcony of 314 showed noise from the plant at 52 dB(A),which is 2 dB(A)in excess of the maximum allowable code limit. Evaluation of current or future proposed sound mitigation measures will not be valid until testing has been completed at all required locations. THERE IS NO PRACTICAL CITY MECHANISM FOR MONITORING OR TESTING HOAG'S COMPLIANCE WITH CITY NOISE CONTROL STANDARDS Noise emanating from the cogeneration plant varies widely during day and night time hours according to operational levels, and as a result of wind direction and other factors. The current once per year compliance testing protocol only provides a single brief snapshot of noise from the plan. Further,the City is currently not staffed to respond to noise complaints during nighttime hours,which is when the risk of code violations is greatest. The only practical way to monitor Hoag's noise compliance with its proposed operational"normal operating mode"protocol is for the City to deploy an automated system that consistently monitors noise levels during the period of 10 PM to 7 AM, when the nighttime noise standards apply. The need for such a system might be obviated,however,if Hoag were to deploy a composite approach of operational and physical mitigation measures, subsequently validated by a complete set of targeted tests.