HomeMy WebLinkAbout13 - Hoag & Newport Harbor Lutheran Church Development AgreementsCITY OF
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Agenda Item No. 13
April 26, 2011
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Community Development Department
Dana Smith, Assistant City Manager
949 - 644 - 3002, dsmith @newportbeachca.gov
PREPARED BY: Javier S. Garcia AICP, Senior Planner
APPROVED: _ C� �L✓d�
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TITLE: Development Agreement Annual Compliance Review — 2011
A.) Newport Harbor Lutheran Church (DA 10, PA2009 -137)
B.) Hoag Memorial Hospital Presbyterian (DA 5, PA2009 -064)
ABSTRACT:
Annual review to determine good faith compliance with the requirements of the
Development Agreements for the following two properties:
A. Newport Harbor Lutheran Church (Development Agreement No. 10),
798 Dover Drive
B. Hoag Memorial Hospital Presbyterian (Restated Development
Agreement No. 5), 1 Hoag Drive
RECOMMENDATION:
1. Conduct a public hearing; and
2. Find that both institutions have demonstrated good faith compliance with the
terms of their development agreements; and
3. Receive and file Annual Status Reports of Development Agreements for Newport
Harbor Lutheran Church (Attachment No. CC 1), and Hoag Memorial Hospital
Presbyterian (Attachment No. CC 2).
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item since the City will be reimbursed by the
applicants.
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DEVELOPMENT AGREEMENTS:
A.) Newport Harbor Lutheran Church (Development Agreement No. 10):
On June 23, 1997, the City Council adopted Ordinance No. 97 -22 approving the
Development Agreement between the City of Newport Beach and the Newport Harbor
Lutheran Church (Church) for the development and operation of religious institution.
The term of the Development Agreement No. 10 is for a period of 25 years subject to
the provisions within the Development Agreement. The purpose of the development
agreement is to:
• Grant vested development rights of 40,000 gross square feet to the Church for
the future expansion of its facilities and uses on Church property.
• Provide for the Church's conveyance to the City of approximately 0.65 acres of
Church property for use as a public parking facility to serve Bob Henry Park and
Castaways Park, in consideration of the City's conveyance to the Church of at
least 0.65 acres of City property. The conveyance has been executed.
• Provide for the construction of parking areas and other improvements on the
Church property to replace existing parking spaces located on the property
conveyed to the City. The construction of the parking areas has been completed.
• Restore or replace other Church improvements (water and sewer connections)
impacted by the City's public park project in consideration for the exchange of
property as specified by the Development Agreement. These improvements have
been completed.
Pursuant to the requirements of Chapter 15.45 of the Municipal Code and Section 6 of
the Development Agreement, the City of Newport Beach shall conduct an annual review
of the terms of the Development Agreement to determine if the Newport Harbor
Lutheran Church is, in good faith, in substantial compliance.
As of March 11, 2011, the terms and conditions of the Development Agreement have
been implemented and /or accomplished except for the Church expansion. No building
permits have been issued for any new construction. After reviewing the development
agreement and the status report from the Church (letter of response from Pastor
Bradley R. Stienstra, Attachment No. CC 1), staff determined that the Church has
complied in good faith with the terms and conditions of the Development Agreement.
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B.) Hoag Memorial Hospital Presbyterian (Development Agreement No 5
In 1994, the City executed a Development Agreement No. 5 (DA) related to the long
term development and expansion of Hoag Hospital. In May of 2008, the Restated
Development Agreement No. 5 and the Hoag Planned Community Text (PC Text) were
amended to allow the hospital to increase the intensity of future development on the
upper campus commensurate with a reduction in intensity of future development of the
lower campus. The City Council conducted a public hearing on April 27, 2010, on
Hoag's compliance with the terms of the Development Agreement. The City Council
determined that Hoag is in good faith compliance with the Development Agreement with
the exception of their efforts to implement required noise mitigation at the main loading
dock. Questions were also raised about vapor plume reduction at the cogeneration
plant. City Council continued the public hearing and directed Hoag to submit a plan to
address loading dock noise mitigation and vapor plume.
Hoag submitted additional noise compliance information, cogeneration plan operational
data and a plan to address noise at the loading dock. That information was reviewed at
the June 22, 2010, meeting. The meeting was again continued due to unresolved issues
regarding noise mitigation at the loading dock and cogeneration plant plume reduction.
At its meeting of September 14, 2010, the City Council addressed remaining items of
the Annual Status Review of Development Agreement No. 5 and found Hoag to be in
good faith compliance with the agreement.
On March 29, 2011, Hoag submitted a compliance report that includes a comprehensive
noise compliance report, information regarding cogeneration plant plume reduction, and
photos of the noise mitigation installation at the loading dock.
As of this date, there has been no new construction activity within the Hoag Campus,
beyond the scope of current approvals that necessitates additional review for
compliance with the terms of the Development Agreement. Hoag's future
implementation of unconstructed entitlement will be subject to review and compliance
with the provisions of the Development Agreement.
.Pursuant to the requirements of Chapter 15.45 of the Municipal Code and Section 5.4 of
the amended DA requires an annual review of the DA for compliance. Items related to
the provision of a noise compliance report, Cogeneration Plant Energy Curtailment
(plume reduction) and Noise Mitigation and Loading Dock are included in the Annual
Status Report for 2011 as follows:
1. Significant Development Agreement provisions are as follows
a. Per Section 5.4 of the DA, the review must include a noise regulation compliance
assessment. RS Acoustics prepared a compliance report for the 2010 Annual
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Compliance Review that concluded that the Lower and Upper Hoag Campuses
were meeting applicable noise standards (by RS Acoustics, Executive Summary
Table 1, page 3 of the Acoustical Measurement Test Program Report). Mitigation
of noise from the Ancillary Building is 100 % complete at this time (see 2c below).
Hoag has also completed the sound wall construction as evidenced by photos
and copies of building permits provided in Annual Status Report Attachment. The
follow -up noise study Annual Status Report Attachment indicates compliance has
been achieved. Staff believes that Hoag is in good faith compliance with this
provision.
b. Section 8.3 of the amended DA provides sales & use tax origin provisions. Hoag
is required to include a provision in its general construction contracts, when
contracts exceed $5 million, that the contractors and subcontractors shall
allocate all eligible sales taxes to the City. Hoag has prepared appropriate
language within their Master Services Agreement; however, no qualifying
contracts have been signed within the last reporting period. Hoag is also required
to follow the Direct Payment Permit Process established by the Revenue and
Taxation Code and use the permit for all qualifying individual purchases in
excess of $100,000. Both of these provisions are ongoing and will be monitored
as necessary. Staff believes Hoag is in good faith compliance.
c. Section 8.4 of the amended DA requires Hoag to reimburse the City $150,000 for
landscaping and irrigation improvements to Sunset View Park. Specifically, the
improvements are planned for a 20,500 square -foot area directly north of the
cogeneration facility that is not presently landscaped. This project has not been
initiated by the City and this reimbursement provision has no completion
requirement date or "sunset" clause and Hoag is prepared to reimburse the City
upon completion of the improvements.
d. Section 8.5 of the amended DA requires Hoag to curtail the cogeneration plant's
effective heat rejection by 33% to reduce plume formation during certain
atmospheric conditions between 7:00 a.m. and 7:00 p.m. from November 15f to
April 30th of each year. Hoag installed a weather station in 2009 as required that
allows them to identify plume formation conditions as they occur so they can
reduce cooling tower load to reduce the cooling tower plume. Hoag has
submitted printouts of daily atmospheric conditions and heat load for the Period
between November 18th and March 19�', 2011 (ended prior to the required time
period in order to prepare and submit the report to the Planning Department for
an April hearing date), as regulated by the DA. The balance of the reporting
period will be carried over into next year's Annual Status Report. As previously
requested; a detailed listing of days where atmospheric conditions necessitated
the 33% reduction of effective heat rejection at the cooling towers, and
documentation of the 33% reduction of effective heat rejection has been
provided, and a copy is on file in the Community Development Department. The
DA also requires that Hoag automate the plant's controls based upon weather
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station data. Hoag has been unable to automate the controls with the weather
station at this time and continues to monitor and manually adjust/reduce cooling
tower load to reduce the cooling tower plume. In the absence of such automation
to produce an integrated progress report, Hoag continues to provide the
requested information in the same form as previously submitted to demonstrate
compliance. Staff believes that Hoag is in good faith compliance with this
provision.
2. Mitigation & Compliance Update
a. Villa Balboa window replacement — Hoag offered and was obligated through
approval of the Master Plan Update to provide a window replacement program
for condominium units located at 260 Cagney Lane (Project Design Feature
(PDF) 3.4 -1). Subsequent to the City's adoption of the Master Plan Update and
PDF 3.4 -1, Hoag and Villa Balboa entered into a private agreement to provide
window replacements for condominium units at 260 Cagney Lane and also
agreed to a modified set of guidelines to implement the window replacement
program.
Hoag has pursued the goal of noise reduction and mitigation in good faith and
has worked with Villa Balboa to reach an agreement on the cost of the
replacement windows. Building permits for window replacement were finaled
between January 18, 2011, and March 8, 2011. The window replacement
program is now satisfied and complete.
b. West Road sound wall — The required sound wall is completed as reflected by
the copy of the permit and photos in the attached Status Report Attachment (TAB
4). Hoag has complied with the provisions of the Development Agreement
requiring the sound wall. The effectiveness of the wall has been evaluated by a
qualified noise consultant included in the Status Report Attachment (TAB 1,
Summary Table 1 on Page 3 of the acoustical report).
c. Ancillary Building and West Tower noise reduction —Hoag has implemented all
previously identified noise reducing measures and is in good faith compliance.
d. Truck deliveries to the loading dock — Staff has not received any complaints
about excessive idling and staff believes Hoag is in good faith compliance.
e. Loading dock sound panels, trash compactor and bailer relocation /enclosure —
Hoag has installed approximately 650 square feet of sound absorbing panels on
the west facing wall of the building at the loading dock. The type of panel is
consistent with Mitigation Measure 3.4 -5 and the amount exceeds the minimum
specified, which was 450 square feet. Hoag has received permit approval and
final for completion from the Office of Statewide Health Planning and
Development (OSHPD) for the installation of the panels. Staff believes Hoag is in
good faith compliance.
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Mitigation Measure 3.4 -6 of the SEIR requires relocation of and the construction
of a three -sided enclosure around the existing trash compactor (including a roof).
The existing cardboard baler was required to be enclosed with a three -sided
enclosure as well. Hoag has completed the enclosure of the trash compactor and
the baler consistent with Mitigation Measure 3.4 -6, see the photos in the Annual
Status Report — Attachment TAB 6. Given that there are no noise violations, as
indicated in the comprehensive noise compliance report, additional mitigation (full
compliance) is not necessary at this time. Staff believes Hoag is in good faith
compliance with these mitigation requirements as an interim period. However,
relocation and full enclosure of the trash compactor will be required as a part of
Hoag Hospital's future construction of a new structure or structures on the Upper
Campus requiring the transfer of buildable square footage from the Lower
Campus or in conjunction with the future reconfiguration of the loading dock.
I. Grease trap cleaning schedule —The clean out schedule has been implemented
and no reports of any problems have been received. Staff believes Hoag is in
good faith compliance.
g. Cogeneration building lattice screen — This improvement has been completed
and Hoag is in good faith compliance.
h. Lower Campus landscaping — Hoag has completed the installation process for
the landscaping within the parking lot, along the slope above the lower campus
retaining wall and within the landscape area abutting Coast Highway (the "green
screen "). Therefore, staff believes that Hoag is in good faith compliance.
ENVIRONMENTAL REVIEW:
Staff recommends the City Council find this project exempt from the California
Environmental Quality Act ( "CEQA ") pursuant to Section 15321 of the Guidelines for
Implementation of the California Environmental Quality Act. 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.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item). Additionally, in accordance
with the provisions of the development agreements, notice of this hearing was mailed to
property owners within 300 feet of Newport Harbor Lutheran Church and Hoag
Memorial Hospital Presbyterian.
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Development Agreement Annual Review - 2011
April 26, 2011
Page 7
Submitted by:
�-� -�
Javier Garda AICP
Senior Planner
Attachments: Vicinity Maps
CC1- Status Letter from Pastor Bradley of Newport Harbor Lutheran
Church
CC 2- Letter and Status Report Summary for Hoag Memorial Hospital
Presbyterian; and Hoag 3rd Annual Review and Supplemental
Compliance Reports (binder contents), dated March 28, 2011
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2
I
10
Attachment No. CC 1
DEVELOPMENT AGREEMENT NO. 10
Letter from Newport Harbor Lutheran Church
(PA2009 -137)
164
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7 v
NEWPORT
HARBOR
LUTHERAN
CHURCH
A worshipping
family,
anckored in
C rist,
providing safe
karbor for all.
798 Dover Drive
Newport Beach
California 92663
949.548.3631
fax 949.548.1544
music 949.548.8004
preschool 949.548.7198
nhlc798 @8ol.com
P9aaa, 131
March 7, 2011
Mr. Javier S. Garcia
Planning Department
City of Newport Beach
P.O. Box 1768
Newport Beach, CA 92658 -8915
Subject: 2011 Status Report on Development Agreement No. 10
Newport Harbor Lutheran Church
Dear Mr. Garcia:
Since our 2010 review of the terms and conditions listed in the 1997 development
agreement we have entered into with the City of Newport Beach, no new construction
activities were completed by the church.
We are continuing to refine our long -range plan for the future of our ministry in the
community, and we will be determining how best to move forward with the
implementation of the provisions of the agreement for the future development of our
campus.
AT &T, which currently operates cellular equipment on the roof of our office building,
has submitted a proposal to the building department for the construction of a clock
tower to house their antennae, and we have been told to expect that work to begin
soon.
I trust this review is sufficient for your needs. If there are further questions or
concerns, please feel free to contact me,
Sincerely,
Bradley R. Stienstra
Pastor
PS,T�ly�
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14
Attachment No. CC 2
DEVELOPMENT AGREEMENT NO.5
ANNUAL STATUS REPORT FROM
HOAG MEMEORIAL HOSPITAL PRESBYTERIAN
(PA2009 -064)
15
10
COVER LETTER AND REPORT SUMMARY
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
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March 20, 2011
Mr. Jim Campbell
Acting Planning Division Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658 -8915
RE: Hoag Hospital - Development Agreement Annual Review
Dear Mr. Campbell:
Please find attached the required documentation to demonstrate hloag' 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. S.
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 26",,2011 City Council, hearing per the above
noted requirement.
The enclosed Project Status Update is for the period of time from March 12, 2010
through March 28, 2011.
Sincerely,
Mr. Sanford Smith
Senior Vice President
Real Estate and facilities
Enclosure
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Project Status Report
March 31, 2010 Thru March 28, 2011
Third 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. 5 ". 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 Third Annual Review for the Amendment to the Restated Development
Agreement No 5.
Project Status for the Third Development Agreement Annual Review
As will be described in detail below, over the last year, Hoag has made a diligent, good faith effort to
complete as many of the mitigation measures and associated requirements for both the Development
Agreement & Planned Community Text as required in this timeframe.
It should be noted, that the March 12, 2010, Status Report, had two supplements dated June, 2010, and
August, 2010. For your reference, we have attached the August, 2010 Supplement. As you are aware,
the City Council approved the Development Agreement Annual Compliance Review on September 14,
2010. In that the work done between the months of March, 2010 and August, 2010, were covered in
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the Supplement, this review will generally update the remainder of the year from September, 2010, thru
March, 2011.
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 7, 2011 which demonstrates complete compliance with the noise
standards in all locations. (Attachment 1)
No view analysis was necessary in this annual Development Agreement review, as no new construction
has occurred on the Hoag campus during this timeframe.
15. New Section 8.4 — Sunset View Park Improvements
"8.4 Hoag shall reimburse the City up to $150,000 for installation of groundcover, shrubs, and
irrigation systems with the unimproved portion of Sunset View Park and Superior Avenue,
approximately 20,500 sq ft in area, located northerly of the cogeneration building.
Reimbursement to the City shall be within 30 days of Hoag receiving an invoice from the City."
The City has not moved forward with this project during this time period, and therefore has not
requested a reimbursement for park improvements from Hoag.
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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.
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 1" and April
30th, between the hours of 7:00 AM and 7:00 PM when the relative humidity is equal to or less
than 55 degrees Fahrenheit."
Hoag has complied with all requirements regarding the Cogeneration Plant Energy Curtailment and has
attached a letter from Hoag's chief engineer of record, Michael Trzepacz, P.E. which certifies the plant
has been operated in accordance with the curtailment requirements. Monthly Cogeneration Plant
Reports for the months of November and December (2010) and January, February and March, (2011)
are attached on a disc for your review. (Attachment 2)
Mitigation Measures and PC Text Requirements
Because no new major construction has occurred over the last year, Hoag's focus has been to fulfill the
requirements that were oriented to noise and aesthetics and that were required to be completed or are
in progress in this Development Agreement annual review time period. For your reference, the relevant
mitigation measures and PC Text requirements are attached in the order they are addressed below.
Mitigation Measure 3.4 -9 Cogeneration Plant Noise
As noted above, Hoag has complied with all noise standards and an annual noise analysis was performed
by RS Acoustics on March 7, 2011, which concludes that (page 15) the Cogeneration Plant's operations
comply with the noise standards. (Attachment 1)
Noise — West Hoag Drive
Mitigation Measure: PDF 3.4 -1—Villa Balboa Window Installation
In August, 2010, Hoag fulfilled its obligation under this mitigation measure by depositing a check in the
amount of $499,142.00, approved by the City, into an escrow account established by the Villa Balboa
Community Association. The funds will pay for the condominium windows /sliding glass door upgrades.
22
Mitigation Measure: PDF 3.4 -2 — Sound Wall
Construction of the 471 linear foot sound wall which commenced in October, 2009 is now complete. On
January 19, 2010, the sound wall received final Certificate of Occupancy permits from the City of
Newport Beach. A picture of the completed sound wall and copies of the permits are attached.
(Attachment 4)
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."
Noise Foil Sound Panels of approximately 650 square feet have been permitted and fully installed. A
picture of the completed sound panels is attached along with copies of the final permits. (Attachment 5)
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 trash compactor /sanitizer has been enclosed on the north and south sides with an exterior metal
panel system. The interior of the walls have been lined with Noise Foil Panels as recommended by the
acoustical engineer. The roof was constructed of metal decking with a waterproof membrane and was
constructed similar to the north and south walls and has a bellow material that wraps around the trash
enclosure to allow for movement. The west wall of the compactor /sanitizer will be open for access. The
west wall of the loading dock was lined from north to south with Noise Foil Panels as recommended by
the acoustical engineer. The baler was constructed with three walls on the east, west and south sides.
The north side will remain open for access. The roof of the baler enclosure was constructed with the
same materials as the compactor /sanitizer roof structure as noted above.
The compactor and baler are operated between the hours of 7:00 AM and 7:00 PM.
While Hoag is unable to fully relocate the trash compactor, per the Development Agreement Update
City Council staff report dated September 14, 2010, staff notes: "Hoag has committed to relocate the
trash compactor and provide a full enclosure as part of Hoag Hospital's construction of a new structure
or structures on the Upper Campus requiring the transfer of buildable square footage from the Lower
Campus or reconfiguration of the loading dock. In staff's opinion, this is a good faith partial and
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substantial compliance with the Mitigation Measure 3.4 -6 for an interim period until such time when the
trash compactor will be relocated and full compliance will be achieved as part of Hoag Hospital's
construction of a new structure or structures on the Upper Campus requiring the transfer of buildable
square footage from the Lower Campus or reconfiguration of the loading dock. "
Therefore, 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. These structures are complete and photos and permits are
attached. (Attachment 6)
Planned Community Requirements — Landscaping Lower Campus (Exhibit #6)
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 8t", 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.
Hoag has proceeded in good faith and will be in full compliance with the completion of construction as
noted above. (Attachment 7)
Area 9 — North Slope above Retaining Wall
Requirement: 120 days after CDP Issued by 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 scheduled to commence on May 24, 2010, and was completed by July, 2010.
Hoag has proceeded in good faith and is in full compliance with the completion of construction as noted
above. (Attachment 7)
Area 12 PCH 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.
Hoag received Coastal Commission's "Approval in Concept" of this item on April 8'", 2009 and final
permits were issued by the City of Newport Beach on January 19, 2010.
:,--)/{-
Hoag has proceeded in good faith and is in full compliance with the completion of the PCH Green Screen
construction as required. Pictures of the completed landscaping are attached. (Attachment 7)
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215
M
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
PROJECT STATUS REPORT —
AUGUST, 2010 SUPPLEMENT TO
THE JUNE, 2010 SUPPLEMENT FOR THE
PERIOD MARCH 31, 2009 THROUGH MARCH 12, 2010
The attachments referenced in this supplement were a part of
last year's status review report are not provided
in this report but are available upon request.
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Project Status Report
August, 2010 Supplement to
June, 2010 Supplement for
March 31, 2009 through March 12, 2010
Second Annual Review of the Development Agreement
Between the City of Newport Beach
And Hoag Memorial Hospital Presbyterian
On April 27, 2010, the Newport Beach City Council held a public hearing on Hoag Memorial Hospital
Presbyterian — Development Agreement Annual Compliance Review for the period of March 31,2009
through March 12, 2010 and determined Hoag Hospital to be in good faith compliance with the terms of
the Development Agreement except for certain conditions and mitigation measures discussed in the public
hearing.
This report has therefore been prepared as a supplement to the March 12, 2010, Second Annual Review of
the Development Agreement to provide further information requested by the staff and City Council.
Additionally, it should be noted that an additional supplemental report was completed in June, 2010, which
is included within the text of this document for reference purposes.
June, 2010 Supplement : Cogeneration Plant Energy Curtailment
Monthly Cogeneration Plant Reports for the months of July, August, October, November, December 2009,
and January, February 2010, were attached in the March 12'h report. As a supplement to that report, the
reports for the months of March and April 2010, were submitted to City Staff on disc.
Additionally, a memo from the Engineer of Record, Michael Trzepacz, P.E. which provided a Period
Summary report has been submitted to City Staff.
August, 2010 Supplement: Cogeneration Plant Energy Curtailment
During the months of October 2009 to April 2010, the weather station on Hoag's Lower Campus provided
data to the Co- generation plant operators and activated the alarm when the identified plume atmospheric
conditions were present. When the alarm sounded, staff confirmed the cooling tower heat rejection load
(BTU /hr) levels were below the established threshold criteria for tower heat rejection. If conditions were
under the threshold for heat rejection no additional action was necessary and none was taken. (Should the
levels be above the established threshold, additional action would be taken, including a load shift to the
upper campus power plant). During the months of October 2009 through April 2010 there were no times
when the cooling tower heat rejection load exceeded the threshold limit resulting in maximizing responses
to prevailing weather conditions due to the following.
October, November and December 2009 - Scheduled maintenance of each of the three Caterpillar
generators and absorption units allowed Hoag to insure heat rejection remained at 66% of full capacity by
taking down one generator and chiller per month during this period.
: 9
January, February, March and April 2010 - Protocols were put into place to utilize a combination of thermal
loading and load shifting to the Upper Campus power plant to proactively manage the heat rejection to the
prescriptive levels.
Mitigation Measures and PC Text Requirements
Noise — West Hoag Drive
June, 2010 Supplement
Mitigation Measure: PDF 3.4 -1—Villa Balboa Window Installation
Copies of the 18 letters that were sent to Villa Balboa residents providing notice of their eligibility to have
windows and sliding glass door(s) in their condominiums upgraded as part of the Noise Abatement Program
being offered by Hoag were submitted to City Staff. These letters were sent on May 24, 2010 by certified
mail return receipt requested and gave each owner a 45 -day period to respond with a request to
participate in the Noise Abatement Program. The eligible condominium owners were informed that the
windows and sliding glass door(s) noise attenuation improvements will be installed by a qualified and
licensed contractor retained by the Villa Balboa Community Association, the cost of which shall be
reimbursed by Hoag to the Association pursuant to the bid estimate approved by the City of Newport
Beach.
Once this 45 -day period to respond has run, Hoag will fund the window installations for those residents,
responding to the notice. Hoag is in good faith compliance with this mitigation measure and will fully meet
its obligations by funding the windows and sliding glass door(s).
August, 2010 Supplement
As of August 10, 2010, all eligible Villa Balboa condominium owners have responded positively indicating
their election to participate in the Noise Abatement Program. Based on the responses, Hoag has fulfilled its
full obligation under this mitigation measure by depositing a check in the amount of $499,142.00 into the
IronStone Bank, established by the Villa Balboa Community Association for escrowing the funds to fully pay
for the condominium windows /sliding glass doors upgrades.
Mitigation Measures 3.4- 2/3.4 -3
Heating. Ventilation and Air Conditioning for Ancillary Building and West Tower.
March 12, 2010 Report:
As of last year's update, Hoag had proceeded in good faith to complete the requirements of these
mitigation measures in the following manner. The West Tower sound louvers were installed on
January 9, 2009 and were sound tested in February and met noise standards. The Ancillary Building
roof top sound wall was completed in August, 2008. The plans for the relocation of the kitchen
exhaust equipment into a mechanical enclosure for the Ancillary Building are completed and were
submitted to OSHPD on August 22, 2008 and permits were received on March 17, 2009.
The final permit showing completion of the project by OSHPD is attached.
During this last year, Hoag finished the work required in these mitigation measures and as noted in
the above referenced noise analysis by RS Acoustics (Attachment 1), Hoag has redesigned the
so
kitchen exhaust fans and penthouse enclosure located on the rooftop of the ancillary building per
the requirements. With the completion of these improvements, Hoag complies with the day time
noise standards and is slightly higher by 1 deA than the requirement in the nighttime. Once the
Sound Wall is complete, Hoag anticipates it will be in complete compliance with all noise standards.
June. 2010 Supplement:
Please find attached, an updated Acoustical Study, completed on April 26, 2010, by RS Acoustics, Inc. This
study was conducted after the new sound wall along West Hoag Drive was complete. Per the study, (see
section 3.1, page 17), Hoag meets or exceeds the noise standards as set forth in the Development
Agreement and is now in full compliance with the noise requirements. (Attachment 3)
August, 2010 Supplement
Please find attached (August Attachment 1), an updated Acoustical Study, completed on August 1, 2010 by
RS Acoustics, Inc. The study concludes (see section 3.1 p. 18) that Hoag meets or exceeds the noise
standards as set forth in the Development Agreement and is now in full compliance with the noise
requirements.
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 of the loading
dock area. The Noise -Foil panels by Industrial Acoustics or a panel with an equivalent or better
sound rating shall be used"
Per the attached sketch, labeled "Mitigation Measures, 3.4 -5 and 3.4 -6 ", Sound Panels of approximately
950 square feet ( 500 square feet more than required by the mitigation measure) made with Noise Foil
Panels will be mounted to the building, per the mitigation measure. (Attachment 4)
It is anticipated that the plans will be submitted to OSHPD by June 17, 2010, and construction will
commence by the end of August, 2010.
August, 2010 Supplement
On July 13, 2010, OSHPD has issued building permit (August Attachment 2) for the Loading Dock Sound
Panels. (See Attached)
Construction has commenced and will be completed by September 10, 2011.
June, 2010 Supplement
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 -sided 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
S1
shall face away from the residents. Doors may be on the side of the enclosure facing 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."
This mitigation measure will be met in the following manner, per the two attached sketches, "Modified
Loading Dock Plan -June 12, 2010 ". The trash compactor area currently has one exterior louvered wall
adjacent to it. Hoag is proposing to install a modified enclosure on the two remaining exterior exposed
areas facing West Hoag Drive as follows; the front gate will be constructed with the Sound Fighter wall
materials, the north wall will be constructed with an exterior grade framed lath and plaster insulated wall
system. The baler will be partially enclosed on two sides with the Sound Fighter panels. (Attachment 4)
The doors will be closed when the compactor is operating. The compactor and baler will be operated
between the hours of 7:00 AM and 7:00 PM.
Plans will be submitted to both the City and OSHPD within 60 days.
August, 2010 Supplement
Based on further input from City Staff, the trash compactor area has been redesigned as follows: (See
attached photos and drawing of the Enclosure for Trash Compactor & Baler — August Attachment 3)
The trash compactor /sanitizer will be enclosed on the north and south sides with an exterior metal
panel system. The interior of the walls will be lined with Noise Foil Panels as recommended by the
acoustical engineer. The roof will be constructed of metal decking with a waterproof membrane
and be constructed similar to the north and south walls and will have a bellow material to wrap
around the trash enclosure to allow for movement. The east wall of the compactor /sanitizer will be
open for access.
The west wall of the loading dock will be lined from north to south with Noise Foil Panels as
recommended by the acoustical engineer.
The baler will be constructed with three walls on the east, west, and south sides. The north side will
remain open for access. The roof of the baler enclosure will be constructed of the same materials
as the compactor / sanitizer roof structure noted above.
The compactor and baler will be operated between the hours of 7:00 AM and 7:00 PM.
Plans will be submitted to both the City and OSHPD within 60 days.
With the construction of the Trash Compactor and Baler Enclosure as described above, Hoag believes they
are in good faith partial and substantial compliance with the Mitigation Measure for an interim period until
such time when the trash compactor will be relocated and full compliance will be achieved as part of Hoag's
construction of a new structure or structures on the Upper Campus requiring the transfer of buildable
square footage from the Lower Campus and reconfiguration of the loading dock.
S2
Hoag Memorial
Hospital Presbyterial
Master Plan
Development Agreement
Annual Review
March 28, 2011
Prepared By:
SUBMITTAL COP) f 'l
I'Plt)eCt :lloaq 3rd DA Review Turning Challenges into Victories
Client: Hna.,� Mpmnr i a lIingni to 1
Dote: tdarch 28, 2011 1 San Joaquin Plaza, Suite 230
To. Jim Camp e. Dept }'lanniml Nemport Beach, CA 9266o
ara Newman & Vi.cki. Fettrrmini 949-7-17-7943
�': _ _�— lowtv.govsol.com
33
S4
COVER LETTER AND REPORT SUMMARY
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
3,5
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Match 20, 2011
Mr. Jim Campbell
Acting Planning Division Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92650.0915
T o.v J Yo�z
RE: Hoag Hospital - Development Agreement Annual Review
Dear Mr. Campbell:
Please find attached the required deeUmentatlol to demonstrate Floag's compliance
with the Development Agreement between Floag Hospital and the City of Newport
Beach. As you are aware, this Development Agreement was adopted by the City
Council on April 22, 2000 by Ordinance No.2001 -10 and is known as the
Amendment to Restated Development Agreement No. S.
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 26111, 2011 City Council hearing per the above
noted requirement.
The enclosed Project Status Update is for the period of time from March 12, 2010
through Match 28, 2011.
Sincerely,
_� - ----G
Mr. Sanford Smith
Senior Vice President
Real Estate and Facilities
Enclosure
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1 mn l lA•ol I ln.:. I nJA1u 4;md Lti, �: nr• :,,A nl v
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37
Project Status Report
March 31, 2010 Thru March 28, 2011
Third 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. 5 ". 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 Third Annual Review for the Amendment to the Restated Development
Agreement No 5.
Project Status for the Third Development Agreement Annual Review
As will be described in detail below, over the last year, Hoag has made a diligent, good faith effort to
complete as many of the mitigation measures and associated requirements for both the Development
Agreement & Planned Community Text as required in this timeframe.
it should be noted, that the March 12, 2010, Status Report, had two supplements dated June, 2010, and
August, 2010. For your reference, we have attached the August, 2010 Supplement. As you are aware,
the City Council approved the Development Agreement Annual Compliance Review on September 14,
2010. In that the work done between the months of March, 2010 and August, 2010, were covered in
so
the Supplement, this review will generally update the remainder of the year from September, 2010, thru
March, 2011.
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 7, 2011 which demonstrates complete compliance with the noise
standards in all locations. (Attachment 1)
No view analysis was necessary in this annual Development Agreement review, as no new construction
has occurred on the Hoag campus during this timeframe.
15. New Section 8.4 — Sunset View Park Improvements
"8.4 Hoag shall reimburse the City up to $150,000 for installation of groundcover, shrubs, and
irrigation systems with the unimproved portion of Sunset View Park and Superior Avenue,
approximately 20,500 sq ft in area, located northerly of the cogeneration building.
Reimbursement to the City shall be within 30 days of Hoag receiving an invoice from the City."
The City has not moved forward with this project during this time period, and therefore has not
requested a reimbursement for park improvements from Hoag.
S9
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.
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 1" 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."
Hoag has complied with all requirements regarding the Cogeneration Plant Energy Curtailment and has
attached a letter from Hoag's chief engineer of record, Michael Trzepacz, P.E. which certifies the plant
has been operated in accordance with the curtailment requirements. Monthly Cogeneration Plant
Reports for the months of November and December (2010) and January, February and March, (2011)
are attached on a disc for your review. (Attachment 2)
Mitigation Measures and PC Text Requirements
Because no new major construction has occurred over the last year, Hoag's focus has been to fulfill the
requirements that were oriented to noise and aesthetics and that were required to be completed or are
in progress in this Development Agreement annual review time period. For your reference, the relevant
mitigation measures and PC Text requirements are attached in the order they are addressed below.
Mitigation Measure 3.4 -9 Cogeneration Plant Noise
As noted above, Hoag has complied with all noise standards and an annual noise analysis was performed
by RS Acoustics on March 7, 2011, which concludes that (page 15) the Cogeneration Plant's operations
comply with the noise standards. (Attachment 1)
Noise —West Hoag Drive
Mitigation Measure: PDF 3.4 -1— Villa Balboa Window Installation
In August, 2010, Hoag fulfilled its obligation under this mitigation measure by depositing a check in the
amount of $499,142.00, approved by the City, into an escrow account established by the Villa Balboa
Community Association. The funds will pay for the condominium windows /sliding glass door upgrades.
40
Mitigation Measure: PDF 3.4 -2 —Sound Wall
Construction of the 471 linear foot sound wall which commenced in October, 2009 is now complete. On
January 19, 2010, the sound wall received final Certificate of Occupancy permits from the City of
Newport Beach. A picture of the completed sound wall and copies of the permits are attached.
(Attachment 4)
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."
Noise Foil Sound Panels of approximately 650 square feet have been permitted and fully installed. A
picture of the completed sound panels is attached along with copies of the final permits. (Attachment 5)
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 trash compactor /sanitizer has been enclosed on the north and south sides with an exterior metal
panel system. The interior of the walls have been lined with Noise Foil Panels as recommended by the
acoustical engineer. The roof was constructed of metal decking with a waterproof membrane and was
constructed similar to the north and south walls and has a bellow material that wraps around the trash
enclosure to allow for movement. The west wall of the compactor /sanitizer will be open for access. The
west wall of the loading dock was lined from north to south with Noise Foil Panels as recommended by
the acoustical engineer. The baler was constructed with three walls on the east, west and south sides.
The north side will remain open for access. The roof of the baler enclosure was constructed with the
same materials as the compactor /sanitizer roof structure as noted above.
The compactor and baler are operated between the hours of 7:00 AM and 7:00 PM.
While Hoag is unable to fully relocate the trash compactor, per the Development Agreement Update
City Council staff report dated September 14, 2010, staff notes: "Hoag has committed to relocate the
trash compactor and provide a full enclosure as part of Hoag Hospital's construction of a new structure
or structures on the Upper Campus requiring the transfer of buildable square footage from the Lower
Campus or reconfiguration of the loading dock. In staff's opinion, this is a good faith partial and
41
substantial compliance with the Mitigation Measure 3.4 -6 for an interim period until such time when the
trash compactor will be relocated and full compliance will be achieved as part of Hoag Hospital's
construction of a new structure or structures on the Upper Campus requiring the transfer of buildable
square footage from the Lower Campus or reconfiguration of the loading dock. "
Therefore, 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. These structures are complete and photos and permits are
attached. (Attachment 6)
Planned Community Requirements — Landscaping Lower Campus (Exhibit q6)
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 8", 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.
Hoag has proceeded in good faith and will be in full compliance with the completion of construction as
noted above. (Attachment 7)
Area 9 — North. Slone above Retaining Wall
Requirement: 120 days after CDP Issued by Coastal Commission.
Hoag received Coastal Commission's "Approval in Concept" of this item on April 81h, 2009 and final
permits were issued by the City of Newport Beach on January 19, 2010.
The Slope construction was scheduled to commence on May 24, 2010, and was completed by July, 2010.
Hoag has proceeded in good faith and is in full compliance with the completion of construction as noted
above. (Attachment 7)
Area 12 PCH 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.
Hoag received Coastal Commission's "Approval in Concept" of this item on April 8th, 2009 and final
permits were issued by the City of Newport Beach on January 19, 2010.
42
Hoag has proceeded in good faith and is in full compliance with the completion of the PCH Green Screen
construction as required. Pictures of the completed landscaping are attached. (Attachment 7)
4S
Ca'
Hoag Development Agreement
3rd Annual Review
Table of (Contents
Noise
CoGen Weather station
Mitigation Measures & PC Text Requirements g
West Hoag Drive Sound
0
Loading Dock Sound Absorption Panels 5
(City & ®SP ®ID final Permit)
Trash Compactor Mitigation b
Lower Campus Slope & PCH Screen Landscape Phase Plan 7
45
:'lw
TAB 1
NOISE ANALYSIS
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
NEWS 90
47
42
�S ACOUSTICS INC.
Consultants in Architectural Acoustics and Noise Control
15751 Beaver Run Road
Canyon Country, CA, 91387
P (661) 251 -3965
F (661) 310 -3783
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
NEWPORT BEACH, CALIFORNIA
ACOUSTICAL MEASUREMENT PROGRAM TEST REPORT
Prepared for: Hoag Memorial Hospital Presbyterian
One Hoag Road
Newport Beach, CA 92658
Prepared by: RS Acoustics Inc
This report presents the results of an acoustical noise measurement program conducted at the Hoag Merno-
rial 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.
9
15751 Beaver Run Rd.
Canyon Country, CA 91387
Phone:
(661) 251 -3965
Fax:
(661) 310 -3783
Date:
7 March 2011
Report No.
940211
This report presents the results of an acoustical noise measurement program conducted at the Hoag Merno-
rial 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.
9
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 2
Table of Contents
Tille Section Page
Executive Summary
1.0
3
Project Description
1.1
4
Community Noise Assessment Metrics
1.2
4
City of Newport Beach Noise Standards
1.3
5
Hoag Memorial Hospital Planned Community Development
Criteria & District Regulations
1.4
7
Test Equipment
1.5
8
Ancillary Building and West Tower Mechanical Equipment
2.1
8
Ancillary Building Rooftop Mechanical Equipment
2.1.1
8
West Tower Mechanical Equipment Room
2.1.2
9
Main Loading Dock (Daytime)
2.2
10
West (Residential) Side of Acoustical Wall
2.2.1
10
East (Hospital) Side of Acoustical Wall
2.2.2
12
Main Loading Dock (Nighttime)
2.3
13
West (Residential) Side of Acoustical Wall
2.3.1
13
East (Hospital) Side of Acoustical Wall
2.3.2
13
Dietary Loading Dock Noise Levels & Activity
2.4
13
Daytime Noise Measurements & Activity
2.4.1
13
Nighttime Noise Levels & Activity
2.4.2
15
Cogeneration Facility Noise Levels & Activity
2.5
15
Daytime Noise Measurements & Activity
2.5.1
15
Nighttime Noise Levels & Activity
2.5.2
15
General Ambient Conditions
2.6
17
Catalina Drive & Old Newport Blvd.
2.6.1
18
Superior Avenue & Sunset View Park
2.6.2
19
Sunset View Park & West Hoag Road
2.6.3
19
200 Paris Lane - Villa Balboa Condominium Complex
2.7
20
Daytime Noise Measurements
2.7.1
20
Nighttime Noise Measurements
2.7.2
21
Measurements at 260 Cagney Lane Condominium — Unit 304
2.8
21
Daytime Noise Measurements
2.8.1
22
Nighttime Noise Measurements
2.6.2
24
Conclusion and Summary of Acoustical Testing Results
3.1
24
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251. -3965 F (661) 310.3783
150
Hoag Memorial Hospital Presbyterian
1.0 EXECUTIVE SUMMARY
Acoustical Measurement Test Program Report
Page 3
Acoustical tests were conducted on 22 and 23 February 2011 within the Hoag Hospital Memorial Presbyte-
rian campus and also in the nearby community to determine the noise levels generated by the hospital op-
erations relative to local and specific governing ordinances.
Table I below shows the location of acoustical tests, the time of day, either day or night, and the results of
the tests. The final column presents the governing ordinance which must be satisfied.
WLE1
Summary of Acoustical Test Results
Location of Acoustical Test
Time
Results
Governing Ordinance
Ancillary Building Rooftop
Nighttime
Pass
Planned Community Development Criteria & District
Equipment
Regulations
West Tower Mechanical
Nighttime
Pass
Planned Community Development Criteria & District
Room Equipment
Regulations
Daytime
Pass
Planned Community Development Criteria & District
Main Loading Dock
Regulations
Nighttime
Pass
Planned Community Development Criteria & District
Regulations
Daytime
Pass
Planned Community Development Criteria & District
Dietary Loading Dock
Regulations
Nighttime
Pass
Planned Community Development Criteria & District
Regulations
Cogeneration Facility
Daytime
Pass
City of Newport Beach Noise Ordinance
Nighttime
Pass
City of Newport Beach Noise Ordinance
Environmental Ambient Con-
Daytime
Pass
Noise ordinance not applicable.
ditions
Ni httime I
Pass
Noise ordinance not applicable.
200 Paris Lane
Da ime I
Pass
Citv of New ort Beach Noise Ordinance
Ni httime
Pass
City of Newport Beach Noise Ordinance
Daytime
Pass
Planned Community Development Criteria & District
Condominium 304 - 260
Re ulations
Cagney Lane
Planned Community Development Criteria & District
Nighttime
Pass
Re ulations
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310.3783
152
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 4
1,1 PROJECT DESCRIP
Hoag Memorial Hospital Presbyterian is located at One Hoag Drive in Newport Beach, California as shown
on the vicinity map on Figure 1. The hospital campus is separated into two distinct planning sections de-
scribed as the "Upper Campus" to the north, and the "Lower Campus" to the south.
The Upper Campus section is bordered by Hospital Road to the north, West Hoag Drive to the west, New-
port Boulevard (55) to the east, and a hospital multi -level parking structure 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 townhomes, Su-
perior Avenue to the west, Newport Blvd. to the east, and the southern boundary is bounded by Pacific
Coast Highway (Highway 1).
1.2 COMMUNITY NOISE ASSESSMENT METRICS
In general, community noise measurements or assessments refer to descriptions of the exterior noise envi-
ronment in the vicinity of inhabited areas. Descriptions of noise usually include the time and spatial varia-
tions 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 com-
munity — from the quiet suburban areas bordering on 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.
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 levels. 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 automatically compensate for the lower sensitivity of the human ear to low
frequency sounds. High frequency components of sound, 1000FIz and above are relatively unchanged in A-
weighting networks as the human ear is fairly equally sensitive to all sounds occurring in this high frequency
range. The single A- weighted number is the sum of all A- weighted sound energy within a given range incor-
porating (he 32Hz to 8000Hz octave bands.
The City of Newport Beach, as is typical of other cities, utilizes A- weighted sound levels in (heir noise ordi-
nance to quantify 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 associated with
vehicular traffic stopping or accelerating from an intersection, The resultant level would be the average of all
sound levels measured within 111e stated time period.
The noise ordinance of The City of Newport Beach requires that noise measurements be conducted and
averaged over a 15 minute period, with a sound level meter set for a slow response averaging time. The
result is termed a 15 minute L� ", (Equivalent Noise Level) and is measured and presented in A- weighted
decibels levels. By definition, a 15 minute L, is the A- weighted sound level corresponding to a steady- state
sound level containing the same total energy as a time - varying signal over the 15 minute period.
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310 -3783
.52
Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 5
For brief or short duration or impact sounds, the City of Newport Beach utilizes the Lm °, metric or Maximum
Sound Level. This metric is also expressed in A- weighted decibels, and per the requirements of the ordi-
nance is measured at the slow response averaging time. L„,,, noise levels quantity the highest sound level
measured or recorded during a designated time interval or event.
Vicinity Map
i''ius
CIC`t
�'
J Sr \
11 ;it{ {
CIA
i r51 1_r
1
y s[ \fj.
: I
15 minute L,,
55 dB (A)
50 dB (A)
75 dB (A)
70 dB (A)
II
Commercial
15 minute L,,
65 dB (A)
60 dB(A)
Z�jfniYY1
85dBA
sl��gr
III
Mixed Use Residential °°
R�
si:
IT Ff ri. Sf�1
°
80dBA
�/r •,v�4�19"`i�
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I A t 5R "1 V •j+
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.�
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17
............
Figure 1
1.3 CITY OF NEWPORT BEACH NOISE STANDARDS
10.26.025 Exterior Noise Standards
A. The following noise standards, unless otherwise specifically indicated, shall apply to all property
within a designated noise zone:
Noise
Zone
Type of Land Use
Measuring Met-
ric
(A vrtd)
Daytime
Nighttime
Allowable Exterior
Ndao Level (Leq) 7:00
am -10:00 pm
Allowable Exterior Noise
Level (Leq) 10:00 pm -
7:00 am
Single-, two -, or multiple- family resi-
dential.
15 minute L,,
55 dB (A)
50 dB (A)
75 dB (A)
70 dB (A)
II
Commercial
15 minute L,,
65 dB (A)
60 dB(A)
°L
85dBA
80dBA
III
Mixed Use Residential °°
15 minute L
60.dB A
50 dB (A)
°
80dBA
70dBA
IV
Industrial or Manufacturing
15 minute L
70 dB (A)
70 dB (A)
90dBA
90d8A
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310.3783
53
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 6
10.26.030 Interior Noise Standards
° 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 con
trolled by such person, which causes the noise level when measured on any other property, to ex-
ceed 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) DBA 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 hun-
dred (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 measurements
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 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:
RS ACOUSTICS INC.
15751 Beaver Run Rd:, Canyon Country, CA 91.387 P (661) 251 -3965 F (661) 310.3783
�T
Daytime
Nighttime
Noise
Type of Land Use
Measuring Metric
Alowable Interior
Allowable Interior Noise
Zone
(A -grid)
Noise Level (Leq) 7:00
Level (1-4 10:00 pm -
am -10:00 fern
7 :00 am
I
Residential.
15 Minute L,
45 dB (A)
40 dB (A)
*L.11
65 dB (A)
60 dB (A)
Residential portions of mixed use
15 minute
45 dB (A)
40 dB (A)
III
propedies "•
"
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 con
trolled by such person, which causes the noise level when measured on any other property, to ex-
ceed 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) DBA 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 hun-
dred (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 measurements
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 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:
RS ACOUSTICS INC.
15751 Beaver Run Rd:, Canyon Country, CA 91.387 P (661) 251 -3965 F (661) 310.3783
�T
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 7
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 computa-
tion, 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 fitly -five (55)
dB(A) and be installed with a timing device that will deactivate the equipment during the hours of ten
p.m. to seven a.m. The method of computation used shall be that specified in "Standard Application
of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Insti-
tute, 1984 or latest 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-live (55) dBA 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
interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the ap-
plicant obtains the written consent of all the owners of the affected properties. (Ord. 95 -38 § 11
(part), 1995)
1.4 HOAG MEMORIAL HOSPITAL PLANNED COMMUNITY DEVELOPMENT CRITERIA & DISTRICT
REGULATIONS
Amendment to Restated Develooment Agreement
Paragraph 1.17 Noise Limitation
The existing Planned Community (PC Text) provides that noise generated from Hoag Hospital from new me-
chanical appurtenances shall not exceed 55 dB(A) at the property lines. This noise limitation was estab-
lished prior to the adoption of the City's Noise Element in the General Plan and Noise Ordinance. It is pro-
posed that noise generated and originating from the Property be governed by the city Noise Ordinance with
certain exceptions.
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 Ordi-
nance, 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:
2. Within the Loading Dock Area during daytime hours, vehicles shall be exempt from applica-
ble noise standards as listed above.
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251.3965 F (661) 910 -3783
.5S
7:00 am - 10:00 p m.
10:00 Prn - 7:00 am
Daytime
Nighttime
15.min
65 dB(A)
55 dBA
2. Within the Loading Dock Area during daytime hours, vehicles shall be exempt from applica-
ble noise standards as listed above.
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251.3965 F (661) 910 -3783
.5S
Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 8
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 clocks 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.
1.6 TEST EQUIPMENT
Noise levels measurements were conducted with the following equipment which was calibrated immediately
prior to and following the test procedures:
• 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 1 sound level calibrator calibrated to a reference
traceable to the National Institute of Standards and Technology.
• Larson Davis Type 2560'/2" microphone accepted to meet the specifications of IEC 60651 and
ANSI S1.4 -1983 Type 1.
The measurement equipment satisfies the American National Standards Institute (ANSI) Standard 1.4 for
Type 1 precision sound level measurements.
2.1 ANCILLARY BUILDING AND WEST TOWER MECHANICAL EQUIPMENT
Noise level measurements of the Ancillary building rooftop mechanical equipment and West Tower me-
chanical equipment room were conducted on 23 April 2011 starting at 1:00 am when the influence of offsite
noise sources and traffic is reduced. In order to measure the worst case noise levels, we utilized a 35' tele-
scoping microphone stand to elevate the measuring microphone to an elevation intersecting the rooftop
equipment and the upper level condominium residences which have a fairly direct line of sight to the rooftop.
Measurements were conducted at the west curb of on West Floag Drive nearest the property line.
2.1.1 Ancillary Building Rooftop Mechanical Equipment
The intruding noise levels from offsite sources were often equal to, or exceeded the noise levels gen-
erated by the mechanical equipment under test. To the degree possible, the test sequence was
manually paused during these offsite occurrences however the test results presented herein are
based on a fully integrated 15 minute sampling. See Figure 2 for test location.
It is our understanding that all four (4) kitchen grease exhaust fans in the rooftop penthouse were op-
erating during our test however was not verified. The balance of the rooftop equipment including con-
densers and multiple mushroom exhaust fans were also operating.
The noise levels from the mechanical equipment were constant over 111e duration of the test and were
the primary contributor to the ambient environment. The noise levels were measured to be L,q 50.3
dB(A) and the maximum noise level recorded was Lm;, 53.7 dB(A).
CONCLUSION
The ancillary building rooftop mechanical noise levels are regulated by the Hoag Memorial Hospital
Planned Community Development Criteria & District Regulations (PC Text) which require that noise
levels in this area do not exceed Leq 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Our
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310.3783
50
Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 9
measurements resulted in noise levels of L� 50.3 dB(A) which satisfies the L� 55 dB(A) maximum al-
lowable noise level requirement.
The language within the Hoag Hospital PC Text noise standards do not include requirements for maximum
allowable Lm„ noise levels however are included in this report for information only.
Figure 2
2.1.2 West Tower Mechanical Equipment Room
As with measurements of the ancillary building rooflop equipment, intruding noise levels from offsile
sources were often excessive and to the degree possible, the test sequence was manually paused
during these offsite occurrences however the lest results were based on a fully integrated 15 minute
sampling. See Figure 3 for acoustical testing location.
There is an uninterrupted and direct line of sight between the measurement position on the roadbed
and the west facing louvers serving the mechanical room. However to reduce any potential effects of
relleclions and directivity, we utilized a 35' telescoping microphone stand to elevate the measuring
microphone to an elevation close to the louvers and to the upper level condominium residences which
also have a fairly direct line of sight to the louvers.
The noise levels generated by the mechanical room resulted in L., 49.5 dB(A) with the maximum
noise level being Lm„ 51.8 dB(A). Noise from louvers serving the equipment room was slightly audible
however we did not verity the equipment within the mechanical room that was operating during our
test.
2S ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310.3783
57
tt
p
1
`
.�alYir
Ancillary
J
lid
• 1 1 I/ . 0 •
�1i C
s
„�
N.
':
'�7
'7777777777
'7
=��
7777
•,
.on���L�.
eea...Co7.7oC...�..�C..7.a7�.
.
Figure 2
2.1.2 West Tower Mechanical Equipment Room
As with measurements of the ancillary building rooflop equipment, intruding noise levels from offsile
sources were often excessive and to the degree possible, the test sequence was manually paused
during these offsite occurrences however the lest results were based on a fully integrated 15 minute
sampling. See Figure 3 for acoustical testing location.
There is an uninterrupted and direct line of sight between the measurement position on the roadbed
and the west facing louvers serving the mechanical room. However to reduce any potential effects of
relleclions and directivity, we utilized a 35' telescoping microphone stand to elevate the measuring
microphone to an elevation close to the louvers and to the upper level condominium residences which
also have a fairly direct line of sight to the louvers.
The noise levels generated by the mechanical room resulted in L., 49.5 dB(A) with the maximum
noise level being Lm„ 51.8 dB(A). Noise from louvers serving the equipment room was slightly audible
however we did not verity the equipment within the mechanical room that was operating during our
test.
2S ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310.3783
57
Hoag Memorial Hospital Presbyterian
CONCLUSION
Acoustical Measurement Test Program Report
Page 10
The noise levels from the second floor mechanical equipment room in the West Tower are regulated
by the Hoag Hospital PC Text which require that noise levels in (his area do not exceed Leq 55 dB(A)
during the nighttime hours of 10:00 pm to 7:00 am. Our measurements resulted in noise levels of Leq
49.5 dB(A) which satisfies the L, 55 dB(A) maximum allowable noise level requirement.
2.2 MA1N'LOADING DOCK (DAYTIME)
Measurements were conducted of loading dock noise and activity on 22 February 2011 between the morn-
ing hours of 8:00 am to 11:00 am. Measurements were conducted at both the west (residential side) and
east (hospital side) of the acoustical barrier.
2.2.1 West (Residential) Side of Acoustical Wall
Two (2) separate measurement locations on the residential side of the wall were conducted at both 5'
and 15' elevations to show the effective range of acoustical shielding of hospital noise being provided
by the acoustical barrier.
Typical dock activity such as operation of the cardboard compactor, voices, and hammering gener-
ated by construction of the cardboard compactor noise control enclosure was slightly audible at the
residential side of the acoustical wall. Trucks arriving and departing were also discernable. During
RS ACOUSTICS INC.
15751 Beaver Run Rd„ Canyon Country, CA 91387 P (661) 251.3965 F (661) 310 -3763
52
�jk
• Y 1 ` d
Acoustical measure ment position
ll ,
y4 �rF�;iF `
1w i :• (�) i• Y/ 1'YI
��
s �n
IV
i 11
■
■
■�`�
■
■
■
■
■
■-
■
■
■
■
■
■
■
■
■
■
■
■
■
■
■■
„
■■■
I\1■■
■■■.■■■■■■■■
■C■■■
■■
r�
2.2 MA1N'LOADING DOCK (DAYTIME)
Measurements were conducted of loading dock noise and activity on 22 February 2011 between the morn-
ing hours of 8:00 am to 11:00 am. Measurements were conducted at both the west (residential side) and
east (hospital side) of the acoustical barrier.
2.2.1 West (Residential) Side of Acoustical Wall
Two (2) separate measurement locations on the residential side of the wall were conducted at both 5'
and 15' elevations to show the effective range of acoustical shielding of hospital noise being provided
by the acoustical barrier.
Typical dock activity such as operation of the cardboard compactor, voices, and hammering gener-
ated by construction of the cardboard compactor noise control enclosure was slightly audible at the
residential side of the acoustical wall. Trucks arriving and departing were also discernable. During
RS ACOUSTICS INC.
15751 Beaver Run Rd„ Canyon Country, CA 91387 P (661) 251.3965 F (661) 310 -3763
52
Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 11
our measurements, of(site noise from commercial and general aviation over - flights, and occasional
traffic noise from PCH was audible.
Position 1 as shown in Figure 4, was located midway between the acoustical wall and the face of the
condominium building. At the 5' elevation we measured 67.6 dB(A) L,,, and the 15 minute average
noise level of 53.2 dB(A) L. was recorded. At the 15' elevation, we measured 65.2 dB(A) Lma, and the
15 minute average noise level of 52.6 dB(A) Le, was recorded.
Position 2 was located approximately 10' from the face of the condominium building, At the 5' eleva-
tion we measured 61.8 dB(A) L,,,u and the 15 minute average noise level of 51.6 dB(A) L., was re-
corded. At the 15' elevation, we measured 63.8 dB(A) L,,,,, and the 15 minute average noise level of
51.4 dB(A) L. was recorded.
ri lef r } �t \ �y
\ r, �\ \ �� I p Ly i �i ••SS
Nil 1<rluM(y
tN, SQi� FYri
tom,
,Measurement pi• fsidons
`
residential side of acoustical
61_
above • • �
wall I �.
r' I t
�, . yF rdc S11 ',tiv \t \
fit,
I L
��
1
:<> � • - ;rte - �� � ,
� ...::� —
.r
1
MEN
9
:99999
9:
11
MENEM
�
OMNI11
•1 1 i .1
Figure 4
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91367 P (661) 251 -3965 F (661) 310.3763
159
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 12
CONCLUSION.
Loading dock activity noise levels are regulated by the Floag Hospital PC Text which require that noise
levels from the loading clock area do not exceed Leq 65 dB(A) during the daytime hours of 7:00 am to
10:00 pm. Our measurements resulted in noise levels measured at the residential side of the acousli-
cal barrier ranging from Leq 51.4 dB(A) to L.q 53.2 dB(A) which satisfies the Leq 65 dB(A) maximum al-
lowable noise level requirement.
2.2.2 East (Hospital) Side of Acoustical Wall
One (1) measurement position was conducted at the hospital side of the barrier on the curb of West
Hoag Drive directly across from the loading dock. The measuring microphone was located at an ele-
vation of 5' above the road bed for the entirety of the measurement program. See Figure 5.
During our measurements at the hospital side of the acoustical wall, dock - related noise and activity
included deliveries, compactor operation and pallelizing cardboard, forklift operation, and carts rolling
on the dock. Hammering by construction of the compactor noise control enclosure did not occur dur-
ing these measurements. Additionally, two (2) medium trucks entered the dock from the north along
West Hoag Drive.
The maximum noise level was observed to be 88.3 dB(A) L,,a, which occurred during a truck delivery.
The 15 minute average noise level of 58.8 dB(A) Leq was recorded.
�. s � a s ,1,.. (1 1��'g�GG` } �`1i � - y {� � ►r y:�"'
• Nst rd's..' \s t y ( . • • I • P�"" s 1 5 k
M.
r 07'1 .Y14r Y
rr .
i• • •. 1 �vl �_ i1 a �� 1
N� cr�y 1..
r � G
♦ J S
!. t .dfDe
NONE
so
. �. e MMM r
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310 -3783
00
Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 13
Acoustical measurements near the loading dock at both sides of the acoustical barrier were conducted on
22 February 2011 starting at 10:00 pm. As the loading dock is closed during the nighttime hours, the pre-
dominant noise source was offsite traffic, and to a lesser degree mechanical equipment at the hospital.
2.3.1 West (Residential) Side of Acoustical Wall
As with the daytime tests; two (2) separate measurement locations on the residential side of the will
were conducted at both 5' and 15' elevations. During our measurements, minor offsite noise from
commercial aviation, and occasional traffic noise from PCH was audible. See Figure 4 for acoustical
testing location.
Position 1 was located midway between the acoustical wall and the face of the condominium building.
At the 5' elevation we measured 50.6 dB(A) L,,, and the 15 minute average noise level of 44.4 dB(A)
Leq was recorded. At the 15' elevation, we measured 66.1 dB(A) Lm„ and the 15 minute average
noise level of 45.4 dB(A) Lq was recorded.
Also shown in Figure 4, Position 2 was located approximately 10' from the face of the condominium
building. At the 5' elevation we measured 55.5 dB(A) L,,,,, and the 15 minute average noise level of
44.5 dB(A) Leq was recorded. At the 15' elevation, we measured 57.13 dB(A) L,,„ and the 15 minute
average noise level of 44.4 dB(A) L. was recorded.
CONCLUSION
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 Lq 55 dB(A) during the nighttime hours of 10:00 pm to
7:00 am. Our measurements resulted in noise levels measured at the residential side of the acousti-
cal barrier ranging from L,, 44.4 dB(A) to Leq 45.4 dB(A) which satisfies the Leq 65 dB(A) maximum al-
lowable noise level requirement.
2.3.2 East (Hospital) Side of Acoustical Wall
The loading dock is closed during the nighttime hours. During our measurement, minor offsite traffic
noise from PCH was audible, along with an exhaust or intake fan located in the south side of the West
Tower.
One (1) measurement position, shown in Figure 5, was conducted at the hospital side of the barrier at
the curb of West Hoag Drive directly across from the loading dock. The measuring microphone was
located at an elevation of 5' above the road bed for the entirety of the measurement program.
At the east side of the barrier along the curb of Hoag Road, we measured noise levels of 54.5 dB(A)
L,,,,,, and a 15 minute average of 51.4 dB(A) Lq were recorded.
2.4 DIETARY LOADING DOCK NOISE LEVELS & ACTIVITY
2.4,1 Daytime Noise Measurements & Activity
Measurements were conducted on 22 February 2011 at approximately 11:00 am. Our measurement
location was at the western curb of West Hoag Drive directly across from file dietary loading dock.
The measuring microphone was located at an elevation of 5' above the road bed for the entirety of the
measurement program. See Figure 6 for acoustical testing location.
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Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 14
Activity at the dietary dock during our measurement included one truck backing into the clock, conver-
sation between workers inside the highly reverberant and enclosed dock were audible, an ambulance
and fire truck exiting the hospital north towards Hospital Road, and off -site traffic on Hospital Road
and Newport Blvd. A large delivery truck southbound on West Hoag Road drove past our measure-
ment location and thus was included in the measurement results.
We measured a 15 minute L., 63.9 dB(A), with a maximum recorded level of L.., 88.5 dB(A) which
was generated by the large truck on West Hoag Road in close proximity to the microphone.
CONCLUSION
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 L., 65 dB(A) during the daytime hours of 7:00 am to
RS ACOUSTICS INC.
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Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 15
10:00 pm. Our measurements resulted in noise levels measured at the curb nearest the property line
across from the Dietary dock was L. 63.9 dB(A) which satisfies the L,, 65 dB(A) maximum allowable
noise level requirement.
2.4.2 Nighttime Noise Measurements & Activity
Nighttime noise level measurements were conducted on 23 February beginning at 12:30 am. Our
measurement location was at the western curb of West Hoag Drive directly across from the dietary
loading dock. The measuring microphone was located at an elevation of 5' above the road bed for
the entirely of the measurement program.
Predominant background noise levels observed near the dietary dock area were primarily from off -site
traffic on Hospital Road and Newport Blvd. Mechanical equipment could also be heard in the back-
ground. Our measurements resulted in a 15 minute L,, 47.8 dB(A), with a maximum recorded level of
L,, 84.2 dB(A) generated by a hospital staff member working within the loading dock.
CONCLUSION
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 Lm 55 dB(A) during the nighttime hours of 10:00 pm to
7:00 am. Our measurements resulted in noise levels measured at the curb nearest the properly line
across from the Dietary dock was L.,r 47.8 dB(A) which satisfies the L., 55 dB(A) maximum allowable
noise level requirement.
2,5 COGENERATION FACILITY NOISE LEVELS AND ACTIVITY
As shown in Figure 7, measurements were conducted on Sunset View Park at approximately 10' from the
south face of the condominium building located at 200 Paris Lane. The measuring microphone was located
at an elevation of 4' above the road bed and also at 20' above the road bed during the measurements.
Measurements conducted at the 4' -0" elevation determine the noise level exposure at the lower first floor
condominium units which benefit from the acoustical shielding provided by the hospital cogeneration build-
ing and existing topography. The noise levels measured at 20' determine the noise levels experienced at the
third floor of the condominiums which may have a direct line -of -sight to the hospital cooling lowers and
minimal acoustical shielding effects. These upper floor units would experience the greatest noise impact
from the cooling lowers.
We observed that two (2) of the cooling towers in the cogeneration facility were operational during our tests
and the installation of an acoustical barrier at the north end of the cooling tower building.
2.5.1 Daytime Noise Measurements & Activity
Measurements were conducted on 22 February 2011 during the hours of 9:00 am to 10:00 am. Dur-
ing the daytime measurements, the preponderance of ambient noise experienced was due to traffic
On the nearby Superior Avenue and to a lesser degree from traffic on Pacific Coast Highway. Except
during the quietest moments when traffic (low on Superior was controlled by the signal at Pacific
Coast Highway, noise from the cooling towers and cogeneration facility was inaudible.
With the microphone located at a 4' elevation above the roadbed, we measured L, 53.3 dB(A) for a
15 minute duration and the maximum level recorded was L,,,a, 80.1 dB(A) due to offsite traffic. With
the microphone raised to the higher 20' elevation, we measured Lm 58.1 dB(A) with a maximum re-
corded level of L,,,,, 82.6 dB(A) from offsite traffic noise.
RS ACOUSTICS INC.
18751 Beaver Run Rd., Canyon Country, CA 91387 P (661) 251 -3965 F (661) 310 -3783
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Hoag Memorial Hospital Presbyterian
CONCLUSION
Acoustical Measurement Test Program Report
Page '16
Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which require
that noise levels do not exceed L.60 dB(A) during the day due to hospital operations. Maximum lev-
els must not exceed L.., 80 dB(A) during the daytime from hospital operations. This section of the
residential area is located within 100' from the Hoag Hospital property line and therefore would be
considered as Zone III - "Mixed -Use Residential"
With two (2) cooling towers operating, the measured noise levels of L,q 53.3 dB(A) at the 4' elevation
and L. 58.1 dB(A) at the 20' elevation satisfy the City of Newport Beach Noise Ordinance.
The worst case L,,,,, 80.1 dB(A) measured at 4' above the roadbed and L„,,, 82.6 dB(A) measured at
20' above the roadbed were generated by offsite sources and therefore would not be considered in
the City Noise Ordinance regarding control on mechanical equipment noise from the hospital opera-
tions. An accurate measurement of the cogeneration facility cooling lowers must be measured during
the nighttime hours when offsite noise is minimal.
2.5.2 Nighttime Noise Measurements & Activity
Measurements were conducted on 23 February 2011 starting at 2:00 am at the same location as the
daytime measurements as shown on Figure 7.
During the nighttime measurements of the cogeneration facility, the ambient noise levels experienced
was primarily traffic noise on PCH, waves crashing at the beach, and the cooling towers within the
cogeneration facility.
The intruding noise levels from offsite sources were often equal to, or exceeded the noise levels gen-
erated by the mechanical equipment under test. To the degree possible, testing sequences were
manually paused during these offsile occurrences however the test results were based on a fully inte-
grated 15 minute sampling.
With the microphone located at a 4' elevation above the roadbed, we measured L.q 47.0 dB(A) for a
15 minute duration and the maximum level recorded was L,,,a, 47.9 dB(A). With the microphone raised
to the higher 20' elevation, we measured L., 48.7 dB(A) with a maximum recorded level of L., 50.2
dB(A).
CONCLUSION
Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which require
that noise levels do not exceed L. 50 dB(A) during the night due to hospital operations. Maximum
levels must not exceed L.,, 70 dB(A) during the nighttime from hospital operations.
With two (2) cooling towers operating, the measured noise levels of Lzq 47.0 dB(A) at the 4' elevation
and L. 48.7 dB(A) at the 20' elevation satisfy the L�q 50 dB(A) allowable noise level requirement of the
City of Newport Beach Noise Ordinance during nighttime hours.
The worst case L,,,,, 47.9 dB(A) measured at 4' above the roadbed and L,,,a, 50.2 dB(A) measured at
20' above the roadbed also satisfy the City of Newport Beach maximum allowable L.., 70 dB(A) noise
standard.
RS ACOUSTICS INC.
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04
Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 17
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216 GENERAL AMBIENT CONDITIONS
To illustrate the general noise environment in and around the hospital, daytime and nighttime ambient noise
measurements were conducted on 22 February 2011 at the locations shown described below. The purpose
of these measurements is to document the current conditions and track any changes over time.
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 loo great a distance and were not contributory to
these measurements.
RS ACOUSTICS INC.
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C�15
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Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 19
2.6.2 Superior Avenue & Sunset View Park
Measurements were conducted at Superior Avenue & Sunset View Park as shown in Figure 9. Ambi-
ent noise levels were from traffic on Superior Avenue and to a lesser degree from traffic accelerating
from the stop light at Superior Avenue and Pacific Coast Highway. Occasional conversations from
people walking along Sunset View Park were also included in our measurements.
Nighttime tests began at 6:00 am, and daytime tests started at 10:00 am.
Table 2.6.2,a
n Pop.ml Amhiant Cnnrlitinnc
Measurement location
0a 'me
Ni httime
L
L,
Superior Ave. and Sunset View Park
1 61.6
1 65.0
60.2
76.3
2,6.3 Sunset View Park & West Hoag Road
Measurements were conducted at Sunset View Park & West Hoag Road as shown in Figure 10. Am-
bient noise levels were from traffic on Pacific Coast Highway, minor traffic along West Hoag Road,
and vehicles within the nearby parking garage.
Nighttime tests began at 5:30 am, and daytime tests started at 10:30 am.
RS ACOUSTICS INC.
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Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
Page 20
Table 2.6.3.a
General Ambient Conditions
Measurement Location
Da ime
NI htil 0
L
Sunset View Park and West Hoag Road
55.6
1 67.4
1 52.3
1 67.6
Per Term 3 of the Settlement Agreement between Hoag Memorial Hospital Presbyterian and Villa Balboa
Community Association, noise shall be measured at 200 Paris Lane annually to verify compliance with the
City of Newport Beach Noise Ordinance of the Municipal Code Chapter 10.26. A specific location for the
acoustical measurements is not discussed within the Settlement Agreement.
Noise level measurements within the Villa Balboa complex were conducted during the daytime and nighttime
hours on 22 February 2011 at the location shown in Figure 11.
2.7.1 Daytime Noise Measurements
Daytime measurements were conducted at 1:40 pm at the emergency exit gate immediately east of
the 200 Paris Lane condominium. With the microphone located at a 4' elevation above the roadbed,
we measured L,q 53.9 dB(A) for a 15 minute duration and the maximum level recorded was L,,, 67.9
dB(A).
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Hoag Memorial Hospital Presbyterian
Acoustical Measurement Test Program Report
Page 21
The general ambient noise consisted of traffic noise from Pacific Coast Highway and to a lesser de-
gree, Superior Avenue. Automobile noise from within a parking garage of the Villa Balboa complex
was occasionally audible. Mechanical equipment noise from Hoag Hospital was not identifiable.
2.7.2 Nighttime Noise Measurements
Nighttime noise measurements were conducted at 10:15 pm, also at the exit gate east of the 200
Paris Lane condominium. With the microphone located at a 4' elevation above the roadbed, we
measured q 42.0 dB(A) for a 15 minute duration with the maximum recorded level of L, 60.4 dB(A).
General ambient noise was from traffic on Superior Avenue. Acoustical shielding provided by the
condominium buildings provided sufficient noise reduction to reduce mechanical equipment noise
from the hospital cogeneration facility to inaudibility.
CONCLUSION
The noise levels measured at this location were generated by offsile sources and therefore would not
be considered in the City Noise Ordinance regarding control on mechanical equipment noise from the
hospital operations. Measurement data collected however is presented relative to the levels specified
in [lie noise ordinance.
Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which require
that noise levels do not exceed LM 50 dB(A) during the nighttime hours, and Lq 60 dB(A) during the
daytime due to hospital operations. Maximum levels must not exceed L,,,,, 60 dB(A) during the day-
time and L,,,a, 70 dB(A) during the nighttime from hospital operations.
With two (2) cooling towers operating, the noise levels of Lq 53.9 dB(A) measured during the day and
L,q 42.0 dB(A) measured during the nighttime hours both satisfy the L, 60 dB(A) daytime and L,q 50
dB(A) nighttime allowable noise level requirement of the City of Newport Beach Noise Ordinance.
The worst case Lm„ 67.9 dB(A) measured during the daytime and L.. 60.4 dB(A) measured during
the nighttime hours also satisfy the City of Newport Beach maximum allowable L,,, 00 dB(A) daytime
and L. 70 dB(A) nighttime allowable noise level requirement of the City of Newport Beach Noise Or-
dinance:
kv,119101MIMI 1101171!
Daytime and nighttime noise level measurements at residential Unit 304 on 260 Cagney Lane were con-
ducted on 22 February 2011 to determine the noise environment on the exterior balcony which faces east
towards the hospital, as also within the unit's interior.
This unit is located on the third floor of the condominium building, was fully furnished, and the living room
has a direct line of sight to the rooftop mechanical equipment as well as to the louvers located in the west
wall of the second story mechanical equipment room of the West Tower. The balcony is exposed to rooftop
mechanical equipment as well as the hospital loading docks.
The windows and the sliding glass door leading to the balcony of the condominium had been recently re-
placed with new thermal glass units. The new assemblies were not marked or identilied with the installed
glass thickness or composition. See Figure 12 for acoustical testing locations.
RS ACOUSTICS INC.
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Hoag Memorial Hospital Presbyterian
200 Pads
Acoustical
Acoustical Measurement Test Program Report
Page 22
Acoustical Measurement Position 200 Paris Lane
c a so
c 60
O
U 40
20
0
45 47 49 51
200 Paris Lane - Daytime
300
g c 200
o
Q ) 100
0 HE
53 55 57 59 61 63 65 67 69 71 73 75
Sound Pressure Levels - dB(A)
35 37 39 41 43 45 47 49 51 53 55 57 59 61 63 65
200 Paris Lane - Nighttime Sound Pressure Levels - dB(A)
11
2.8.1 Daytime Noise Measurements
Measurements were conducted at 12:45 pm on 22 February 2011 on the unit's exterior balcony, and
at 1:30 pm within the unit's living room with the windows facing east closed.
For the balcony measurements, the microphone was located at an elevation of 5' above the balcony
floor, and equal to the plane of the condominium building facing east towards the hospital.
Background noise levels on the balcony were primarily from off -site traffic, general activity at the hos-
pital including hospital staff in the outdoor eating area, and hospital mechanical equipment. The
doors between the outdoor eating area and the hospital cafeteria were unusually noisy when allowed
to slam closed, most probably due to the automatic closers misadjusted.
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Hoag Memorial Hospital Presbyterian
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Page 23
On the balcony, we measured a 15 minute L,, 60.6 dB(A) from the multiple sources, with a maximum
recorded level of L., 82.6 dB(A).
Interior measurements were conducted at a location in the interior living room, approximately 5' from
the east exterior wall. General exterior noise sources were difficult to accurately distinguish within the
unit when the windows are closed, Interior noise level measurements resulted in a 15 minute L,q 35.3
dB(A), and a maximum level of Lm„ 47.2 dB(A) with the windows closed.
CONCLUSION
Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels
from the hospital do not exceed L,q 65 dB(A) during the daytime hours of 7:00 am to 10:00 pin. The
noise levels measured on the balcony facing the hospital were L,, 60.6 dB(A), which satisfies [lie L,a
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Hoag Memorial Hospital Presbyterian Acoustical Measurement Test Program Report
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2.8.2 Nighttime Noise Measurements
Measurements were also conducted in Unit 304's exterior balcony and within the unit's living room
during the evening. Measurements were scheduled to start at 11:00 pm however the units tenant re-
quest they be started earlier, they began at 9:00 pm. Measurement positions were at the same loca-
tions as the earlier daytime positions and are shown on Figure 12.
Noise levels measured on the balcony were primarily from off -site traffic and mechanical equipment
operating on the hospital rooftop. On the balcony, we measured a 15 minute L, 51.7 dB(A), with a
maximum recorded level of Lm„ 63.4 dB(A).
Exterior - generated noise sources were measured in the units living room at the same location as the
earlier daytime tests. Exterior noise sources were difficult to accurately distinguish within the unit
when the windows are closed. Interior noise level measurements resulted in a 15 minute L, 342
dB(A), and a maximum level of Lmar 48.1 dB(A) with the windows closed.
CONCLUSION
Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels
from the hospital do not exceed Leq 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. The
noise levels measured on the balcony facing the hospital were L, 51.7 dB(A), which satisfies the L.,
55 dB(A) maximum allowable noise level requirements of the PC Text.
3.1 CONCLUSION AND SUMMARY OF ACOUSTICAL TESTING RESULTS
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 hospi-
tal areas follows:
• Noise control penthouse constructed on the ancillary building roof to control noise of recently
replaced kitchen exhaust fans.
• Acoustical barrier wall constructed at perimeter of ancillary building to acoustically shield the
nearby residential condominiums.
• Acoustical louvers and other noise control devices installed within the West Tower second floor
mechanical room
• 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
residential condominiums from noise generated by hospital operations.
• Under construction is a noise control enclosure for the cardboard compactor located in the
loading dock parking lot.
The mitigation measures currently installed have sufficiently reduced hospital - generated noise to satisfy the
applicable City of Newport Beach Noise Ordinance, and the Hoag Memorial Hospital Planned Community
Development Criteria & District Regulations.
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rra�:
COGEN WEATHER STATIONREPORTS
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
March 24, 2011
Mr. Gregg Zoll
Senior Project Manager
Facilities Design and Construction
Hoag Memorial Hospital Presbyterian
500 Superior Ave., Ste 300
Newport Beach, CA, 92663
Re: City Mitigation Measure — Cogen Operation Review
Progress Report November 18, 2010 — March 19, 2011 Period
Hoag Memorial Hospital Presbyterian, Newport Beach, CA
Dear Gregg:
/ [omPMY
�Y
Y
We have completed our review of the Cooling Tower Curtailment Reports for the period of November 18,
2010 through March, 19, 2011. Reference attachments, period summary, path forward and conclusions
follow:
RFFFRFNCF: AI IACIIMFNIS
1. Cooling Tower Plume Mitigation Operations Protocol
2. Cooling Tower Curtailment Reports November 18, 2010 — March 19, 2011 Period
3. Energy Management Control System, Cogen Plume Mitigation Flow Diagram
B. PkRIOD SUMMARY (Novombor 18, 2010, through March 19, 2011)
1. Ongoing monitoring, [rending and documentation (electronic and hard copy) of local
weather conditions including temperature, humidify, precipitation, wind speed and
direction via a solar powered weather station (installed summer 2008).
2. Based on monitored weather conditions — ongoing 2417 advance notification to operators
of pending weather conditions that may cause a plume to form.
3. Ongoing Cogeneration Plant and cooling tower load curtailment and load shifting in
accordance with Section 8.5 of the amended DA.
4. Scheduling of Cogeneration Plant equipment maintenance periods to coincide with
November 2010 through April 2011 curtailment period, as deemed appropriate
5. For the period of November 18, 2010 through March 19, 2011, the Cogeneration Plant's
effective heat rejection was reduced by 33 percent minimum to curtail plume formation.
X -nlh I wvAv.x_nth.corn 1510.668.0996 1035 Cadelon Street, STE 200, Berkeley, CA 94710
715
C. PAIII FORWARD
Continue reporting and documentation. Summary in period Executive Summary.
2. Continue monitoring in documentation for the remainder of March and April 2011.
3. November 2011 - April 2012 period monitoring, trending and documentation.
1). CONCLUSIONS
1. In conclusion, for the November 18, 2010 - March 19, 2011 period, for complete data
sets, the Cogeneration Plant operation is in compliance with Section 8.5 of the amended
DA.
Sincerely,
X -nth Inc. G
Michael Trzepacz, PE
Principal
Hoag Memorial Hospital Presbyterian
City Mitigation Measure - Cogen Plume Review
November 2010 - March 2011 Period Page 2
3/25/2011
70
Date: March 22, 2011
Subject: Hoag Hospital Cogeneration Plant (Co -Gen) Mitigation
Cooling Tower Plume Mitigation Operations Protocol
The procedure to react to weather condition that could result in a cooling tower plume will
include the following steps by the programmed Energy Management Control System (EMS):
1, When the EMS records and reports conditions at the Co-Gen weather station where the
Temperature (T) is less that 55 °F and Relative Humidity (RH) is greater that 55 %, the
EMS determines if the time is between 7 a.m. (07:00) and 7 p.m. (19:00).
2. If the time is outside 7 and 7, then continue monitoring T and RH.
3. If the time is inside 7 and 7 then the EMS automatically calculates heat rejection load.
4. The EMS determines if the calculated heat rejection is greater than 46.2 M BTU /hr.
5. If heat rejection is less than 46.2 M BTU /hr. then the EMS continues monitoring T and
RH.
6. If the calculated heat rejection is greater than 46.2 M BTU /hr., then the EMS
automatically alerts the operator with audible and visual alarms for heat reduction
operations.
7. The EMS automatically logs the event for auditing and reporting.
8. The EMS starts a delay timer for 15 minutes to confirm the T and RH conditions.
9. If the conditions continue then the EMS automatically alerts the operator to commence
heat rejections reduction procedures.
10. The EMS automatically calculates the reduction requirements and recommends one or a
combination of the following:
C Secure steam chiller /absorber equipment.
C Redirect Chill Water (CHW) to other equipment and /or locations.
U Secure generation equipment.
11. The EMS automatically logs or trends the event and all Co -Gen equipment operations.
12. The EMS will automatically alert the operator when Co -Gen operations can return to
normal.
13. At all times the EMS continues to monitor T and RH.
Page 1 of 1 3/25/2011
77
Hoag Memorial Hospital Lower Campus Central Utility Plant
Monitor To ess than
s and RH
han 55%
e Y
en 7 Calc Heat nd 7 Rejection
7
Heat
Alert Y reject>
Operator 46M
Log event
f211
44 H Monitor
Temp
K and RH
Y
REDUCE
LOAD
Reduction
until event
Energy Management Control System
Co-Gen Plume Mitigation Flow Diagram
l
72
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TAB 3
MITIGATION MEASURES AND
PC TEXT REQUIREMENTS
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
r
22
Hoeg Memorial Hospital Presbyledan Master Plan Update Project
M(tigetidn Monllodng and Reporling Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -9
Upon installation of the fourth cooling tower at the cogeneration 'facility, additional noise
measurements shall be performed to determine compliance with the City's Noise Ordinance.
The measurements shall be made and a report submitted to the City within three months of
commencement of operations of the fourth cooling tower. if a violation is noted, the problem
must be corrected and a second' set of measurements submitted to the City showing
compliance within one year of commencement of operations of the fourth cooling tower.
Standard for Compliance: Submission of report documenting additional noise measurements
and abatement of violation if necessary.
Method of Verification: Documentation of report.
Timing of Verification: Upon installation of the fourth cooling tower at the cogeneration
facility. if a violation Is noted, the problem must be corrected and a
second set of measurements submitted to the City showing
compliance withih one year of commencement of operations of the
fourth cooling tower.
Responsible Party(les): Applicant; acoustical engineer; Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007 -0 73MARKWARP-04070&0 101 es
r
Hoag Memorial Hosplial Presbyterian Master Plan Update Pmlect
Mitigation Monitadng and Reporting. Program
Hoag Hospital Project:
Mitigation Measure: PDF 3.4 -1
Within six months following approval owe Master Plan Update Project by the City of Newport
each and the expiration of any appeals, statute of limitations or referendum periods for
challenging any of the Project approvals, the Applicant shall offer a window /sllding glass door
upgrades (dual pane windows) and balcony barrier extensions to the owners of the residences
(Owners) of 12 condominium units at 260 Cagney Lane, Newport Beach, in Units 202 through
207 and 302 through 307. With respect to the balcony barrier extensions, the extensions shall
be 318-Inch -thick tempered glass with a frame. The top of the extensions shall extend
approximately 5 to 6 feet above the balcony deck. Where windows and /or sliding glass doors
would be located behind a balcony barrier, the Applicant would not be required to provide
window and /or sliding glass door upgrades. Other windows /sliding glass doors of the identified
condominium units would be upgraded with dual pane glass with a Sound Transmission Class
(STC) rating of 37 or better. Upgrades would be subject to the approval of the Homeowners
Association and Owner.
The Applicant shall be responsible for the Implementation of -the noted upgrades pursuant to the
following provisions and guidelines: (1) in order to participate in the program and receive new
balcony barrier extensions and/or windows /sliders, each Owner must provide written notice to
the Applicant within 45 days following receipt of the proposed program from Applicant, that the
Owner wants to participate in the program; (II) failure to respond within such time period shall
mean the Owner desires not to participate; . (iii) the replacement balcony barrier
extensions /windows /sliders shall be Installed by a thlyd -party contractor as part of one overall
program pursuant to a contract between the Villa Balboa Homeowners Association
(Association) and such third -party contractor selected by the Association; (Iv) the Association
shall provide the Applicant with a written estimate from the contractor stating that the total cost
of the replacement program and obtain Applicant's written approval of such work. prior to
executing a contract with the contractor, (v) the total cost of the balcony barrier extensions and
window /sllder replacement, and related patch -up work to be reimbursed by the Applicant to the
Association for all Owners shall not exceed the total cost identified in a Bid Estimate approved
by the City prepared by a qualified and licensed contractor plus reasonable administrative costs
to manage the contract and *construction effort; and (vi) provided the Applicant receives the
reimbursement request from the Association within 60 days following completion of the work,.
the Applicant shall reimburse the Association for the cost of the work within 30 days of the
Applicant's receipt of a final receipt, bill or Invoice from the Association evidencing that the
balcony barrier extensions, and window /slider replacement work was completed pursuant to the
approved estimate.
Standard for Compliance: Hoag to provide copies of all documentation between Hoag and
affected properly owners; installation of balcony .barrier
extensions, wall insulation, and window and /or slider upgrades to
participating property owners.
Method of Verification: Documentation of correspondence; field inspection.
Timing of Verification: Prior to issuance of building permits; installation within 6 months
of approval of the Master Plan Update Project.
Responsible Party(les): Applicant; Planning Director or designated representative.
WA2007 -0?3%1h1RP1MMRP-040708. a 84
l
Hoag lVemodal Hospital Pmsb)leden Master Plan Update PmJect
Mitigation Monitodng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: PDF 3.4 -2
Within 12 months following approval of the Master Plan Update Project by the City of Newport
Beach and the expiration of any appeals, statute of limitations or referendum periods for
challenging any of the Project approvals and subject to the City's Issuance of a building permit,
the Applicant shall have constructed a sound wall of approximately 470 linear feet along West
Hoag Drive within the boundaries of the Applicant's property. The sound wall would be
constructed adjacent to Hoag-Drive and set back approximately 3 to 6.5 feet from the edge of
the existing curb. The sound wall shall range In height from approximately 17 to 23 feet between
West Hoag Drive and the 280 Cagney Lane condominium building; and approximately 14 to
18.5 feet at the 260 Cagney Lane condominium. The location of the sound wall Is provided In
Exhibit 1. The sound wall shall be constructed using the Sound Fighter° LSE Wall System (or a
sound.wall system with the same sound attenuation capability and construction Implementation
capability).
To the maximum degree feasible, the sound wail shall be constructed to retain existing
vegetation which serves as a visual screen. Vegetation that Is required to be removed
associated with Installation of the sound wall shall be replaced In -kind with specimen plant
material as designated on a landscape and Irrigation plan prepared by a licensed landscape
architect. The plan shall be subject to review by the Villa Balboa Community Association, and
review and approval by the City.
The Applicant shall be responsible for the maintenance of landscaping within the property
boundaries of Hoag. Any future modifications made to the sound wall and /or landscaping shall
be reviewed and approved by the Planning Director.
If the removal of vegetation Is scheduled to roceed between March 1 and July, no more
than seven days prior to the onset of construction activities that would Impact trees associated
with the sound wall, a qualified Biologist shall conduct a pre- constructlon bird nesting survey for
the trees scheduled for removal to determine the presence of any active bird nest. If an active
bird nest is found, the tree cannot be removed until the nest Is deemed no longer occupied by
the qualified Biologist. If no active nests are found, tree removal may commence. Trees
removed anytime between August 1 and February 28 do not require any hesting bird surveys, or
corresponding avoidance measures for nesting bird species.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for grading and building permits Issued by the City.
Timing of Verification: Within 12 months of the certification of the Hoag Memorial
Hospital Presbyterian Master Plan Update Final Supplemental EIR
(SEIR), as detailed in the above measure.
Responsible Party(les): Applicant; Building Director or designated representative; Planning
Director or designated representative; qualified biologist.
Verification Date:
wn2ao7.07M iRw.MRPOao7ae.da
Fm
Hoag Memodal Hospltal Presbytattan Master Plan Update Project
M/ggatlon Monllodng and Reporling Program
Hoag Hospital Project:
Mitigation Measure: 119
Non- vehicular activities, such as the operation of the trash compactor, which occur In the vicinity
of the service /access road shall be operated only between the hours of 7:00'AM and 7:00 PM
daily.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing during construction and project operation,
Responsible Party(les): Applicant; Planning Director or designated representative.
Verification Date:
City of Newoort Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -073WMRPMMRP- W708.tl0C 92
2
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monlloring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4-2
The final plans for heating, ventilation, and air conditioning (HVAC) equipment for the Ancillary
Building and West Tower shall be submitted to the City for review and approval. The plans shall
be reviewed by an Acoustical Engineer to ensure that they will achieve 55 dBA (Leq) at the
property line adjacent to the loading dock area. These plans need to be submitted within six
months of the certification of the Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental EIR (SEIR). If Hoag does not pursue the redesign of the HVAC systems for
the Ancillary Building and West Tower, Hoag shall submit within six months of the certification of
the Final SEIR a plan to the City that details how Hoag will bring the current equipment Into
compliance with the 55 dBA nighttime noise limit when measured at the property line adjacent to
the loading dock area.
Standard for Compliance: Approval of final plans for heating, ventilation, and air conditioning
(HVAC) equipment for the Ancillary Building and West Tower.
Method of Verification: Plan check and noise'measurements.
Timing of Verification: Within six months . of the certification of the Hoag Memorial
Hospital Presbyterian Master Plan Update Final Supplemental EIR
(SEIR), as detailed In the above measure.
Responsible Party(fes): Applicant; Planning Director or designated representative.
Verification Date:
Citv.of Newoort' ®each Verification
Approved on:
Approved by:
Signature:
wr2ro7 -073WMRPM1AnPL1070e0. 94
27
Hoag Memorial Hospital Presbyleden Master Plan Update ProJeG
M/Ugatlon Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -3
Prior to issuance of building permits for any project that includes HVAC equipment, an
acoustical study of the noise generated by the HVAC equipment shall be performed and a
report that documents the results shall be submitted. This report shall present the noise levels
generated by the equipment and the methodology, used to estimate the noise levels at nearby
residential uses or property boundary, as applicable; the report will also demonstrate that
combined noise levels generated by all new HVAC equipment does not exceed applicable
regulations. This study shall be reviewed and approved by the City prior to issuance of building
permits. After installation of the equipment, noise measurements shall be performed and
provided to the City that demonstrates compliance with applicable noise level limits.
Standard for Compliance: Approval of applicable acoustical study, provision of noise
measurements to the City after installation.
Method of Verification: Approved applicable acoustics I- study.
Timing of Verification: Prior to issuance of building permits for any project that includes
HVAC equipment, measurements after installation of applicable
equipment.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Nowvort Beach Verification
Approved on:
Approved by:
Signature:
WA2007- 073VAMRM4ARP4407064K 65
gg
Hoag Memorial Hospital Presbyledan Master plan Update Protect
Mitigation Mongortng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4-4
Truck deliveries to the loading dock.area are restricted to the hours of 7:00 AM to 8:00 PM. It is
noted that special'situations may arise that reclulre delivery outside of these hours.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing during project operation,
Responsible Party(tes): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
IPA2007-0?3WMAMMRP- W?00.dM 96 Q
Hoeg Memorial 'Hospllel Presbyledan Master Plan Update Pro /oct
Mittgallon Monflodng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4-5.
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 an
equivalent or better sound rating shell be used.
Standard for Compliance: Installation of sound absorption panels.
Method of Verification: Field Inspection and noise measurements.
Timing of Verification: Installation within 6 months of approval of the Master Plan Update
Project.
Responsible Party(les): Applicant; acoustical engineer; Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007.073W)ARPMARP.040708:Eoc 97 go
Hoag Memorfal Hospital Presbylerian Master Plan Update Roject
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -6
The trash compactor. shall be relocated within the loading dock. The trash compactor and baler
shall be enclosed in a three -sided 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" pf insulation on the Inside would be an acceptable
alternative. The open side shall face away from the 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.
Standard for Compliance: Shown on approved applicable plans.
Method of Verification: Plan check and ongoing.
Timing of Verification: Within 6 months of the approval of the Master Plan Update
Project.
Responsible Partyties): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA 007.0)9lMMRRMMRP.elo7aa.60C
se
91
Hoag Memorial Hospital Pfesbyladen Master Plan Update Pmfect
Millgalion Monlloring and Reporting Pmgrem
Hoag Hospital Project:
Mitigation Measure: 3.4 -7
"No Idling" signs shall be posted In the loading dock area and any area where the trucks might
queue.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(les):
Verification Date:
Installation and maintenance of signs.
Field Inspection.
Within one month of the approval of the Master Plan Update
Project.
Applicant; Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1Pn2007-073WMRPJ.eMP-040709.dW 09 92
Hoag Memorial Hospital Presbytedon Master Plan Update Pmfoat
MiUgatlon Monflodng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -8
Grease trap cleaning operations shall be limited to Saturday between the hours of 11:00 AM
and 3:00 PM.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing.
Responsible Parry(les): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007-0"WARAMMdnP-0070B.doc 100 3
94
EM131 r 1( ,i
4n &2006
95
Government/Agency
Anticipated
Location
Area
Description
Landscape Element
Schedule
Status
Outcome/ Effect
Add
5, 48' box evergreen screen trees and new Nov
2007Installed Protect
Screentso9en
completed
views of west
Additional
tree planting irrigation
end
of Co Gen Building
Area
1 -Co Gen per
community request
From
PCH
Add
3, 48' box evergreen screen trees and am To
Install
commence May 2008.
Completion July Coastal
Comm. Approved 2108 Addetl
screening of Co Gen
Additional
tree planting inigallon
2008
Flare
Area
2 -Co Gen
per
community request
Attach
metal green scream tatuce structure
Ure to Install
commence May 2008.
completion July Coastal
Comm. Approved 2/08
enfsogen specific Mows of
Add
green screen cover
east building elevation 2008.
Cc
Co
Gen Building
Area
3 -Ca Gen alUce
per community
request
To
commence May 2008.
enlsogen apccific views of
Plant
hewn ring vines to cove green screen k"
completion July Coastal
Comm. Approved 2(08 Co
Co
Gen Building
CL
2008.
E
Additional
lean up and regrado
shrubs, groundcover and maw
Added
visual alit and
Y
`
irrigation
system added upon completion of wall Nov
2007 Installed
Project completed
erosion
control
a Area
4 -Ce Gan Slope area
with added shrub Prok�
Behind
Trailers
nd groundcover
-- - - --
planking
to
m
O
S
24
trees, shrubs and groundcover Plantings and
Nw
2007Inala0ed
Project Completed
Added campus visual quality
Tree
shrub and newwater
conserving Irrigation system
screening and erosion control
Area
5 • Co Gen Slope
groundcouerplanting
Installed
as pan of lower Campus Wag Project
Area
Wag
6 - Retaining Trees
base al West
and shrub
8, 24' bee evergreen screen Veen Nw
2007Insla0ad
Prated completed
Iretaining
Screen and semen views of
wag
Parking
planking
lot
Installed
as part of Lower Campus Wall Project
12,
36'box sowerihgtrees and 4 fan palm
Now
N 2007 Installed
Project completed
Seem views ofopen parking let
trees
and irrigation system at end Islands
areas
Area
7 - West Parking
tae planking
as Part of lower Campus Wag Project
increased shade and visual
Area
Islands
Installed
enhancement to parking area
nstallathm shall commence no later
Soften views of open parldng lot
Area 7a - West
pastas
Tree planking
J6 "bole ftbwerirlg bees and 3 fan
no Eater than Dec
than 60 days of COP issuance by
areas and Increase shade and
Parking Area Islands
palm bees
a
2009ged
2009
the Coastal Comm
visual enhancement to parking
areas.
Area 8 - Top Of
Flowering bougainvillea
550, bougainvillea smubs, installed as pad of
Nov 2007 installed
Project completed
Colorful edge deinifim and
witening of views along top of
Retaining Wall
shrub planting
Lower Campus Wall Project
retaining wag
Area 9 -North Sid
Regmde area add
groundcover, fencing and new migallon
Installed no later than Dec
Installation Small commence no later
Enhanced overall campus
�y
above Retaining Wall
once shrub and
system
2008
than 120 days of CDP Issuance by
visual quality, safety and
O
roundcpverplanking
the Coastal Comm
erosion central
J
1T
�
Added Visual Quality, Parking
=
Area 10 - New Child
Additional trees shrubs
17 trees, shrubs and groundcover and new
Dec 2007 Installed
Project completed
area screening and bulaing
Care Facility
grounaewer panting
irrigation system
drop om and entry area
definition
Area 11 -Lower
Camlis,U611t
Replace trees, shrub
and roundcover and
Trees, shrub 8 groundcovers and new Irrigation
Installation schedule Dec.
Pending City approval In concept
Improve K unify campus
PCH
P Y
Upgrade Project
9
enhance planking areas
system
2009
and Coastal Comm Approval
planting character along
ironlage aver uulkies installed
j
Immediately upon Issuance of an
CL }
Approval in Concept (AIC) by the
City of Newport Beach an
O
appUealion shall be submitted for
m
Area 12 - PCH Green
Additional green wean
Install approx. 870 Unear feet of green screen
Installed no tutor than Dec
said improvements to the Coastal
Scroen views otwest paridng
Screen
and treelshmb plan ding
along PCH fromaga
2009
Comm.
La Iran PCH
O
Construction of said improvements
--r
shag be completed no later than 10
mauhs after CDP Issuance by the
=
Coastal Comm.
Area 13 - Future
Temporary vague
rid Coastal wOd Rower and grass Mydroseetl
ErosioNduU control and
Parking Lot at base of
hydroseed
planting until permanent parking lot with
Hydroseed and litigation
Hydroseed and emlgafion completetl
enha:f visual quality
Wall Behind ATP
groundcover Planking
landscape improvements added.
Instilled Dec 2007
pen�krgo lure parking area
Bldg
Color Code Indicating Current Project Status
Green
Indicates current improvements that have been
Installed per previous approvals
Yellow
Indicates improvements Installed but not spark
of required permits
Orange
Indicates improvements in design phase yet to
--
- -- -- — —�—
be submitted far city or agency, approvals
Indicates Improvements proposed but not
Aqua
approved for installation
o Lid. TA StfB
Revised 4115108 for City
Council Medkra
EM131 r 1( ,i
4n &2006
95
m
WEST HOAG DRIVE SOUND WALL
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
92
Mitigation Measure PDF 3.4 -2 —471 linear feet Sound Wall at West Hoag Drive
Q City of Newport Beach - Building Department
Inspoction Card
3360 Newpod Blvd
Inspection RequestsTelephono (949) 644 -3255
Vide : 09.09 -2669
b..uding Permit H : X2009.ODOG Plan Check 11 : 0054.2009
Job Address: 1 (SW) HOAG DR NB BLDG / ELEC
Owner: HOAG HOSPITAL FD &C GRAD /
Contractor: DEB CONSTRUCTION INC
IvL114111
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call the Inspection mrluesl Uric (n)
9491644.32559
m visit the CITY woh silp. Fl
rl Ipalwww.ullY•nowpor 1•heacl Lca.uti
Select Online Services
PLEASE HAVE YOU14 PERM) I
NUMBER FOR THE TYPE Or
INSPECTION (PLUMBING.
MECHANICAL. ELECTRICAL
ETC.)READVTOENTER 1110)
FOLLOW THE PROMPTS.
INSPECT ION REQUESTS
MADE PRIOR TO 5:00 A IA
FOR APPROVED STATUS
PERMITS WILL BE MADE
THAT DAY
PERMITS ISSUFD I.ATE IN
THE DAY MAY NOT BE
PROCESSED IN TIME FOR
NEXT DAY INSPECTION
Inspoelm Notes am loral4vl en the rever;,e
side.
100
City of Newpoll Beach : Building Pernit Inspection Request Page I of I
l'
BUILDING PERMIT IT gNSP EtC` ION REQUEST
Permit Number
112009'0119
status FINAL
Entered Dale
11/5/2009
Applied Dale 111912009
Appltwed
1114 /2009
Final Dale 413012010
Description
INSTALLATION OF A SDUNDWALL OVER EXISTING UTILITIES (WATER UNIE, STORK MIN, CATCH BASIN,14ANROLE),
Address
I HOAG DR
Inspector
Maus PU05s1949694 -3331
Inspection HHIory
Da1C
Stem
Description Action Entered by
0413012010
10250
FILIAL • Py/ Fna1 WI
5.41,1 1111, Pmmn I
SvOmp lmPr<IYm I FutAtaua lnrP[U[n I Cemtl lnlGt[I <n
httl):/ hvww. newportbeachca .gov /index.aspx7page =669 5/6/2010
101
-01.�rT'n�r
City of Newport Beach - Building Department
`i.' ?`'; Inspection Card
r ,, i l 3300 Newport Blvd.
,,, Inspection RequoslsTelophono (949) 644 -3255
'�_rfa•
'r'Ilq IY }� +�
Date: 01-19-2010
Building Permit ti: X2009.1036 Plan Check I/: 0819.2009
Job Address: 1 HOAG DR NS BLDG /GRAD
Owner: HOAG HOSPITAL FD R C /
Contractor : DEB CONSTRUCTION INC
Description: INSTL WALL 25 LF X 1117" MAX HI (o) LOWER CAMPUS
-.•
,,.
,i- 'l4l' ?.','n,t!fg'7 ;1''7..
,DATE SIGNATUR_E___
TYPE
ITEMd
DESCRIPTION
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2200
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2560
iCOMB
2210
Soil Pipe
_
' 2570
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2220
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TO REQUEST INSPECTIONS
call the Inspoction request lineal
9491844.3255 or visit Ilse City website at
h1lp:f 1www.newp0rlbonchcs.0ov and
select Online Services
Inspections (only lot permits In opp(ovdd
slolus) must be requested borore 6:00 A.M.
Ilia day of Ilia Inspection.
Please use Ilia following list of permit code
when calling for an Inspection:
PRESS:
'0' for combination / X permit
'I' for building / B permit
'2' for plumbing r P permit
'3' far electircal / E permit
'4' for mechanical / H permit
'5' for grading f G permit
16' for harbor / M permit
'2' for pool and spa 18 pormll
'8' for fire / F permit
Inspector Notes are located on lho reverse
side.
102
TAB 5
LOADING DOCK SOUND ABSORPTION PANELS
(CITY AND OSPOD FINAL PERMIT)
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
1 /�\ `�
1-04
l
Mitigation Measure 3.4 -5 — Loading Dock Sound Absorption Panels
CI
105
= %'r City of Newport Beach
3300 Newport Blvd, Newport Beach,
Job Address : 1 HOAG DR NB
Public Works Department Permit No: N2009 -0319
CA 92663 Public Works S Inspection Requests (949) 6443311 Utilities Inspection Requests (949) 6443011
rhomas:Guide: 800G4
Description :
INSTALLATION OF A SOUNDWALL OVER EXISTING UTILITIES (WATER
Sewer Connection :
LINE. STORM DRAIN, CATCH BASIN. MANHOLE).
Agreement Fee:
Parcel 0:
4TT Box Cover:
$0.00
Legal Desc :
IRVINE SUB BLK 2 LOTS 169 & 170 POR OF LOTS & BILK 1 172 POR
Total Water Meters:
OF LOT
Inspection Fee:
S1,100.00
Owner:
HOAG MEMORIAL HOSPITAL
Contractor: DEB CONSTRUCTION INC
Phone:
0
Phone: 714- 632 -6680
Address:
301 N NEWPORT BLVD
Address : 2230 E WINSTON ROAD
$0.00
ORANGE CA 92869
ANAHEIM CA 92806
Contractor State Lic: 372419
Applicant:
DEB CONSTRUCTION INC
License Expire: 0331, 2011
Phone:
714.632 -6680 [
Address :
2230 E W INSTON ROAD
ANAHEIM CA 92806
Business License: ST30028854
Business Expire: 08.31, 2010
Special Cond.:
STORM DRAIN LINER SHALL BE UNDER
Workers' Compensation Insurance --
SEPARATE EP WITH A LICENSE CONTRACTOR
Carrier: TRAVELERS IDEMNITY
AGMT PREPARED BY CITY ATTY.
Policy No: DTEUS9072CI I09
W. C. Expire: 01 01.2010
Permit Processing Fee:
$290.00
Sewer Connection :
$0.00
Agreement Fee:
$0.00
4TT Box Cover:
$0.00
Traffic control Plan Check:
$0.00
Total Water Meters:
$0.00
Inspection Fee:
S1,100.00
Water Meter Connection:
$0.00
Refundable Deposit.
$0.00
Total Water Meter Box:
$0.00
Street Tree Fee :
$0.00
Adjustment:
$0.00
Processed By: Date: _ /_1
Utilities Approval:
Date :
_ /_ /,
Traffic Approval :
Date : --L
_l
General Services Approval:
Date:
—1-1.
Total Fee
Paid:
Balance:
Receipt No:
Other Department:
Permit Denied :
S1,390.00
S1.390.00
$0.00
—I —/—
_I_1
Issued Permit: Date : _1_I_
100
Y;t�t City of Newport Beach Building`Department COMB Permit No: 3200"`9/// -0060
r.' PO Box 1768 Newport Beach, California 92658$915 Permit Counter Telephone (949)644 -3288 Inspection RequestsfTelephone (949)644 -3255
Combination Type - BLD& ELEC/ GRAD /
Job Address: 1 (SW) HOAG DR NB Description: INSTIL SOUNDWALL 23' HI (MAX) x 500' LF
Project : 00542009 0054- 2009/W EST RD @ LOAD DOCK
Inspector Area: 7 Legal Desc.:
Owner. HOAG HOSPITAL FDBC
Address: 500 SUPERIOR AVE #300
NEWPORT BEACH CA 92663
Phone: 949- 764-4486
Applicant HAZARD MATT
Address: 833 DOVER OR #9
NEWPORT BEACH CA 92663
Phone: 949.548 -3459
Code Edit: 2007
Type of Construction:
Occupancy Group: U
Added /New sq.fL Bldg:
Added /Newsq. fL Garage:
No of Stories: 0
No of Units: 0
Bldg Height: 0
Bldg Sprinklers:
Flood Zone:
Contractor.
DEB CONSTRUCTION INC
Address:
2230 E WINSTON ROAD
0 Expire:
ANAHEIM CA 928G6
Phone:
714. 632.6680
Con State Lic:
372419
Lic Expire:
03131=11
Bus Up:
6730028854
Lic Exp Date:
08!312010
Worker's Compensation Insurance
Cartier.
TRAVELERS IDEMNI Y
Policy No:
OTEUB9072C1109
0 Expire:
01/01/2010
0
$0.00
Building Setbacks
Rear: /
Disabled Access :
Front /
Fee Increase: Fee:
Left /
Additional Fee:
Right I
Use Zone:
50.00
Construction Valuation: 31.043.091.00
Building Permit Fee: $5.561.40
Plan Check Fee: 54,05421
Overtime Plan Ck:
S0.00
Investigation Fee:
$0.00
Record Management:
$341.00
Energy Compliance:
$0.00
CA Seismic Safety:
$0.00
Disabled Access :
50.00
Fee Increase: Fee:
$0.00
Additional Fee:
$0.00
Hazardous Mat:
50.00
Building Green Fee
: $42.00
TOTAL FEE: $13,294.08
PROCESSED BY:
ZONING APPROVAL:
GRADING APPROVAL:
Z ( - l Z5 0,-))P
San Dist: $0.00
Excise Tax. $0.00
NMUSD Fee: $0.00
Grading Permit Fee: $750.00
Grading PC Fee: $540.00
WQ Insp. Fee: $0.00
ElecL-ical %: S486.63
Mechanical %: $0.00
Plumbing %: $0.00
FEES
ArUitect HERMAN DANIEL
Address: 833 DOVER DR #9
Phone:
Special Conditions:
Planning Department -
Plan check Fee: $238.00
Fair Share : S0.00
SJH Trans: S0.00
Public Works Department -
Park Dedication: $0.00.
P/W Plan Check : $480.00
Plan Check Fee : $5,539.70
Fire Department
Fire Inspection:
NEWPORT BEACH CA 92663
Phone:
949 - 548 -3459 State Uc:0002985
Engineer.
HALLADAY DANA STANLEY
Address:
1181 CALIFORNIAAVE#102
General Service
CORONA CA 92881
Phone:
951- 278 -9700 State UaC -034751
Designer:
Address:
Phone:
Special Conditions:
Planning Department -
Plan check Fee: $238.00
Fair Share : S0.00
SJH Trans: S0.00
Public Works Department -
Park Dedication: $0.00.
P/W Plan Check : $480.00
Plan Check Fee : $5,539.70
Fire Department
Fire Inspection:
$0.00
Fire Plan Rev
$800.84
Demolition Fee
Building Dept Adm
$0.00
General Service
$0.00
Refund Deposit
$0.00
$0.00
$0.00
Fee Due at Permit Issuance : $7,754.38
PUBLIC WORVA AP §k;)VALZ O°
0
PLANCHECK^SY'
APPROVAL TO ISSUE:
PERMITS EXPIRE 180 DAYS AFTER ISSUANCE OR LAST VAL1Dolpl$PErTI019.
0
0 0 °
�O�
rrr.
office of Statewide Health Planning and Development
facilities Development Division
700 N. Alameda Street, Suite 2 -500
Los Angeles, CA 90012
12131897.0166 fox (2131897-0168
NwAY-oshPd.co.9ov/fdd
8/31/2010
Mr Jack F. Wood C15130 SL101454 -30
Wood Burghard & Swain Architects
4850 Barranca Parkway, Suite 203
Irvine, CA 92604
Facility: Hoag Memorial Hospital Presbyterian -10428
One Hoag Drive
Newport Beach, CA 92663
Project Title: LOADING SOUND PANEL INSTALLATION
Dear Mr Jack F. Wood:
The Building Permit for this project and the approved Application for Inspector of Record is enclosed.
Please post the Building Permit at the project site and maintain a complete set of the stamped, approved construction
documents at all times.
Notify this office In writing of the start date prior to commencing construction and Include the name and address of the
contractor, contract price and the date on which the contract was let.
This Building Permit expires unless construction has been started by 8/3112011.
All correspondence submitted to this office must be identified by the OSHPO project number: SL101454 -30
Verified Compliance Reports must be submitted to the office in accordance with CCR, Title 24, Part 1, Chapter 7,
Section 7 -151.
If there are any questions, please contact me at (213) 897.4151.
Sincerely,
Toni Crowder
Regional Compllance Officer
cc: L & C
Facility Representative
Project File
IOR/A20352 TO
ACO /LSD
it
State of California - Health and Human Services Agency
OP— PlanAP TIOAP v20060913 Arnold Schwarzenegger, Governor
102
Office of Statewide Health Planning and Development
Facilities Development Division
700N. Alomedo Street, Suite 2 -500
.os Angeles, CA 90012
1213)897.0166 fox (2131897.0168
wv^v.oslipd.ca.gov/fdd
10/18/2010
Mr Jack F. Wood
Wood Burghard & Swain Architects SL101454.30
4650 Barranca Parkway, Suite 203
Irvine, CA 92604
Facility: Hoag Memorial Hospital Presbyterian -10428
Facility Address: One Hoag Drive
Newport Beach, CA 9 2663
Project Title: LOADING SOUND PANEL INSTALLATION
Dear Mr Jack F. Wood:
This Office has been notified that construction on the above - referenced project is complete. However, prior to acceptance
by the Department of Health Services, Licensing and Certification Division, the completed construction must be approved
and accepted by the Facilities Development Division of the Office of Statewide Health Planning and Development.
Please submit the required information no later than 12/17/2010
Final Verified Reports: Missing reports are indicated by a "?"
Not required reports are indicated by "NIA"
Reports received are indicated with a dale.
:ontractor /Owner:
?
Inspector of Record:
?
372419
A20352
Davis
Architect:
?
Mechanical Engineer:
NIA
C15130
Wood
Structural Engineer:
?
Electrical Engineer:
N/A
S4614
Welton
Geotechnical Engineer:
N/A
Civil Engineer:
N/A
Final Verified Costs: Complete, sign, and return this form.
I HEREBY CERTIFY THESE COSTS/VALUES TO BE TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE
UNDER PENALTIES OF PERJURY. THESE COSTSfVALUES ARE SUBJECT TO AUDIT.
Final Construction Value Radiological Equipment Value
Certified By: Dale:
Print Name: Phone:
If there are any questions, please contact me at (213) 897 -0174.
Sincerely, ��ry��
'iyntrnM11- r'nez
Cynthia Martinez
•c: Project File Program Technician II
IOR -rf)
Administrator, Hoag Memorial Hospital Presbyterian -10428
Request
Nei 10 v051108
101Fi
of California - Health and Human Services Agency
Arnold Schwarzenegger, Governor
I q_9
OFFICE OF STATEWIDE HEALTH PLANNING AND DEVELOPMENT
14 FACILITIES DEVELOPMENT DIVISION
700 N. ALAMEDA ST. SUITE 2 -500 LOS ANGELES, CA. 90012
Tel: (213)897 -01.06 fax: (213) 897 -0168
CONSTRUCTION ADVISORY — CONSTRUCTION FINAL
0 II
Title or Scope of.ProJect: ;
Loading Dock Sound Panel Installation
CONSTRUCTION FINAL — The work has been comoleted and appears to substantiallv conform to the aooroved
Dial and applicable California Building Standards Code. Project closure requires that Final Verified Reports be
milled and the Final Construction Costs be certified to the Office in accordance with Section 7 -155, Article 4,
1..apter 7, Pad 1, Title 24, CCR. All submittals shall be sent to the Office indicated above. Failure to do so may
result in a project closure status of "non- compliance." Any subsequent construction changes to an area, portion or
project that has been issued a construction final must be done through a new permitted project, and not as a
change order.
Umh
Onsite visit with IOR to review construction documents and project status. All work completed per
approved plans.
No DSE or FLSO approvals required.
Verified reports and T.I.O. reviewed and T.I.O. cleared.
1, ;PD FDD Field Staff: LLOYD DICK - ACO .( Date: 9/28/2010
Report Received By/Title: TODD DAVIS - IOf�--�T Date: 9/28/2010
OSHPD- Consiruelion Final (00100199)
1-10
mum
TRASH COMPACTOR MITIGATION
PA2009 -064
2011 DEVELOPMENT AGREEMENT REVIEW
112
0 r ® ®r
we
Mitigation Measure 3.4 -6 — Trash Compactor Enclosure with Sound Absorption
Panels (Trout View)
Mitigatiou Measure 3.4 -6 —Trash Compactor Euclosure with Sound Absorption
Panels (Back View)
t
113
Mitigation Measure 3.4 -6— Baler Enclosure with Sound Absorption Panels
11.4-
ble
Office of Statewide Health Planning and Development
Facilities Development Division
700 N. Alameda Street, Sulle 2 -500
:os Angeles, CA 90012
(213) 897.0166 Fox (2131897.0168
www.oshpd.co.gov/fdd
1/12/2011
Mr Jack F. Wood C15130 SLI10046 -30
Wood Burghard & Swain Architects
4650 Barranca Parkway, Suite 203
Irvine, CA 92604
Facility: Hoag Memorial Hospital Presbyterian-10428
One Hoag Drive
Newport Beach, CA 92663
Project Title: LOADING DOCK IMPROVEMENT
Dear Mr Jack F. Wood:
rot
The Building Permit for this project and the approved Application for Inspector of Record Is enclosed.
Please post the Building Permit at the project site and maintain a complete set of the stamped, approved construction
documents at all times.
Notify this office In writing of the start date prior to commencing construction and include the name and address of the
,ontractor, contract pace and the date on which the contract was let.
This Building Permit expires unless construction has been started by 1/1212012.
All correspondence submitted to this office must be identified by the OSHPD project number: SL110046 -30
Verified Compliance Reports must be submitted to the office in accordance with CCR, Title 24, Part 1, Chapter 7,
Section 7 -151.
If there are any questions, please contact me at (213) 897 -4151.
Sincerely,
y,
Tom Crowder
Regional Compliance Officer
cc: L & C
Facility Representative
Project File
IOR/A20352
ACOILSD
State of California — Health and Human Services Agency
BP Plan* TIOAPv20080913 Edmund G. Brown Jr., Governor
1 15
110
Dom
LOWER CAMPUS SLOPE AND
PCH SCREEN LANDSCAPE PHASE PLAN
=I.
2011 DEVELOPMENT AGREEMENT REVIEW
/.l /
112
PC — Landscaping Lower Campus Area 7a — West Parldug Area Islands
PC — Landscaping Lower Campus Area 7a — West Parking Area Islands from the
Top View
129
PC — Landscapiug Lower Campus Area 7a — West Parking Area Islands — Palm
Trees Corridor
120
PT
PC — Landscaping Lower Campus Area 9 — North Slope above Retaining Wall —
View from Cogeneration Cul De Sac
S�
121
r.
P r:
Jp f
PC — Landscaping Lower Campus Area 12 PCH Green Screen — New landscaping
along Pacific Coast Highway
122