HomeMy WebLinkAboutTPO079_HOAG HOSPITAL IINIIII IIII III IINI NIIIII IIIII N911IIII III IIII
TP0019
City Councilleeting November 25, 1991
Agenda Item No. n-1
CITY OF NEWPORT BEACH
TO: City Council
FROM: Planning Department
SUBJECT: A. Traffic Study No. 79
Request to approve a Traffic Study so as to permit the construction of
13,691± square foot (gross) of additions to Hoag Memorial Hospital;
and the acceptance of an environmental document.
AND
B. Use Permit No. 1421 (Amended)
Request to amend a previously approved use permit which allowed the
expansion of the Hoag Memorial Hospital located in the A P-H
District. The proposed amendment includes a request to expand the
existing emergency wing of the hospital to include: a new service level
addition including a new loading dock area; the expansion and
renovation of existing emergency room facilities; and the construction
of emergency room staff facilities to include offices, secretary work
areas, a classroom, doctors' and nurses' lounge and locker rooms. The
proposal also includes improved elevator access to the existing second
floor helipad.
LOCATION: Parcel No. 1 of Record of Survey 15-30, located at 301 Newport
Boulevard, on the southwesterly comer of Hospital Road and Newport
Boulevard.
ZONE: A-P-H
APPLICANT: Hoag Memorial Hospital Presbyterian , Newport Beach
OWNER: Same as applicant
AApnlication
This application involves a request to amend a previously approved use permit which
permitted the expansion of the Hoag Memorial Hospital located in the A-P-H District. The
proposed amendment includes a request to expand the existing emergency wing of the
TO: CifPCouncil - 2. 0
hospital to include: a new service level addition including a new loading dock area with
mechanical equipment and storage rooms; the expansion and renovation of existing
emergency room facilities; and the construction of emergency room staff facilities to include
offices, secretary work areas, a classroom, doctors' and nurses' lounge and locker rooms.
The proposal also includes improved elevator access to the existing second floor helipad,
and the approval of a Traffic Study. In accordance with Section 20.30.020 of the Newport
Beach Municipal Code, hospitals are permitted in any commercial district, subject to the
securing of a use permit in each case. Use permit procedures are set forth in Chapter 20.80
of the Municipal Code and Traffic Study procedures are set forth in Chapter 15.40 of the
Municipal Code.
Suggested Action
Hold hearing; close hearing; if desired, sustain, modify or overrule the recommendation of
the Planning Commission.
Background
At its meeting of October 24, 1991, the Planning Commission approved Traffic Study No.
79, Use Permit No. 1421 (Amended) and the related environmental document (5 Ayes, 2
Absent), which permitted the proposed emergency room expansion. The action of the
Planning Commission was taken with the findings and subject to the mitigation measures
and conditions of approval set forth in the attached excerpt of the Planning Commission
minutes dated October 24, 1991. Staff has also attached for the Council's information a
copy of the Planning Commission staff report with addendum. The addendum includes
public comments and staff responses to various questions related to the environmental
document prepared for the project. The Council's attention is directed to the letter from
John P. Chamberlain and Suzanne Viau Chamberlain, with supporting comments prepared
by The Planning Center, which raise various questions concerning the subject project and
related environmental document. Among other comments, the Chamberlains and the
Planning Center conclude that the separate environmental analysis of the emergency room
expansion is an improper segmentation of a larger project. In response to this issue, the
attached memorandum from the City Attorney is provided which sets forth his opinion
supporting the independent processing of the emergency room expansion.
On November 14, 1991, the City Clerk received an appeal of the Planning Commission's
approval of the subject applications,which was filed by Rosemary C.Steinbrecher,a resident
of the adjoining Versailles residential condominium complex.
Status of the Hospital Master Plan
The Hoag Hospital Master Plan and related environmental documentation have been
prepared and are scheduled for public hearing before the Planning Commission at its
meeting of December 5, 1991.
TO: CAouncil - 3.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
W. WILLIAM W
Senior Planner
Attachments: Planning Commission staff report dated October 24, 1991 with
attachments
Addendum to Planning Commission staff report
Memorandum from the City Attorney to the Environmental
Coordinator
Excerpt of the Planning Commission minutes dated October 24, 1991
Rendering, Site Plans, Floor Plans, Elevations and Parking Location
Plans
CITY OF NMORT BEACH!_
COUNCIL MEMBERS MINUTES
�Fs November 25, 1991 IN➢EX
ROLL CALL
th a projects to interested residents, He
also tated the airport is still an on-going
conce to him and the desire to locate an
alterna site,
PRESENTATI
Mayor Sansone presented Certificates of
Appreciation fo Valuable and Distinguished
Service to the ty of Newport Beach to:
Marine Department ifeguard John Ruffini,
Fireman Mike Novak, and Harbor Patrol
"Outstanding Officer' D uty Gary Gough.
Lisa Ackerman of the American Lung
Association, was given a Proc tion honoring
Christmas Seals Month, Decembe 1991.
Motion x B. Reading of Minutes of sting of
All Ayes November 12, 1991, was waived, approved
as written, and ordered filed.
Motion x C. Reading in full of all ordinances and
All Ayes waived, had the City Cder le kst ion s w directe
to read by titles only.
D. HEARINGS:
1. Mayor Sansone opened the public hearing
regarding appeal by Rosemary C.
Steinbrecher regarding:
A. TRAFFIC STUDY NO. 79 - A request Trfc Stdy
to approve a Traffic Study so as 79
to permit the construction of
13,691+ square feet (gross) of
additions to Hoag Memorial
Hospital; and the acceptance of an
Environmental Document;
AND
B. USE PERMIT N0. 1421(AMMENDED) - A U/P 1421
request of HOAG MEHORTAT• HOSPITAL (A)/Hoag
PRESBYTERIAN to expand the Mem Hsptl
existing emergency wing of the Emergcy
hospital to include; a new service (88)
level addition including a new
loading dock area; the expansion
and renovation of existing
emergency room facilities; and the
construction of emergency room
staff facilities to include
offices, secretary work, areas, a
classroom, doctors' and nurses'
lounge and locker rooms. The
proposal also includes improved
elevator access to the existing
second floor helipad. Location at
301 Newport Boulevard, on the
southwesterly corner of Hospital
Road and Newport Boulevard.
Report from the Planning Department.
Appeal application from Rosemary C.
Steinbrecher.
i
Volume 45 - Page 342
CITY OF NE"ORT BEACH*
COUNCIL MEMBERS ,p MINUTES
November 25, 1991
ROLL CRLL INDEX
Letters in support of Hoag Hospital's Hoag Mem
proposed expansion from: West Newport Hsptl/
Beach Association, Terry Callahan, Judge lEmergey
James K. Turner (ret.) ; James P.
Blackburn, Michael Howard, Joy Anthony,
Ronald L. Merriman, and Kathryn L.
Merriman, Del M. Reynolds, Sharon Pence,
John T. French, Florence P. Holzgraf,
Thomas P. Riley, Andrew L. Youngquist,
Mike Soucek, Alice Barnes, Millie
French, and Homeowners of Villa Balboa.
The City Clerk advised that after the
agenda was printed, eight additional
letters were received regarding the
proposed expansion of the Emergency
Room, as well as Hoag Hospital's
proposed Master Plan from the following:
John and Suzanne P. Chamberlain, 260
Cagney Lane
Stop Polluting our Newport (SPON)
Cheryl Jaffe, 2010 Steering Committee
Hoag Hospital
Ross and Belle M. Ribaudo, 260 Cagney
Lane
Balboa Coves Community Association
Karl 0. Bergheer, 840 Newport Center
Drive
Benjamin B. Wright, 804 W. Ocean Front
Warren D. Fix, 15 Torrey Pines Lane
John Douglas, Environmental Coordinator,
emphasized that the items under
consideration by the City Council at
this time, i.e. , Traffic Study and Use
Permit for the expansion of the
Emergency Room, are being addressed
separate from the Master Plan for Hoag
Hospital, as that is a separate project
to be presented to the Council in the
early part of next year. The existing
Emergency Room facility is approximately
5700 sq. ft. in size and was originally
constructed in 1974 and designed to
accommodate a patient load of 18,000
patients per year. In 1990, the volume
Of patients attended to in the Emergency
Room was over 38,000 which is more than
double what the facility was designed to
accommodate. The proposed expansion
would add approximately 13,700 sq. ft. ,
and was approved by the Planning
Commission on October 24, 1991, The two
major reasons this project is moving
ahead separate from the Master Plan for
the hospital, is that: 1) the larger
facility is urgently needed to serve the
increase in volume of emergency-care
patients, and processing this project
Volume 45 - Page 343
MTY OF NWORT BEACH
MINUTES
COUNCIL MEMBERS
November 25, 1991 INDEX
ROLL CHLL
separately would eliminate approximately Hoag Mem
five months off the processing schedule Hsptl/
for the project if it were combined with Emergey
the Master Plan; and 2) the proposed
Emergency Room expansion was evaluated
by staff and the Planning Commission,
and found not to have any significant
environmental impacts directly as a
result of this project.
Mr. Douglas stated that the appeal
application alleges there is not
sufficient information for the City
Council to make a decision on this
matter at this time; however, the staff
and Planning Commission believe
otherwise.
In response to question raised about the
loading dock adjacent to the Emergency
Room, Mr. Douglas las stated
that the
proposed expansion would actually
provide some shieldi to the existing
8
loading dock facility, and rather than
causing any additional impacts, the
project may even reduce some of the
impacts. With respect to the screening
of mechanical equipment on the roof top,
he stated that there will be no new
'substantial, mechanical equipment as a
result of the proposed expansion. The
screened area will not be as large as
oot rant of the second
the entire f p
story, and will ac
commodate
mmodata such thins
g
as condensers, vents, etc. , all of which
currently exist. They are also not
anticipating any increase in noise as a
result of the expansion of the floor
area of the Emergency Room.
Michael Stephens, President of Hoag
Memorial Hospital, addressed the Council
and advised that they accept the
findings and conditions recommended by
the Planning Commission, and urge a
favorable vote by the City
yCouncil
state posed not
d the ro osed
u
extend beyond the existing tower
building; and therefore, it is not as
close to the adjacent residential
properties as the existing tower
building. The proposed structure is
also directly across from the tennis
courts and, as a result, there are no
condominiums directly across from the
proposed addition. The loading dock
associated with this particular project
will be constructed in such a way that
any noise emanating from the area will
to a degree b
be baffled 8 Y means of an
incline or coven.. The currant traffic
access pattern will be maintained, and
the proposed expansion will not have any
impact on that traffic utilization. The
Emergency Room expansion is urgently
needed and they would like to move
forward without, delay.
In response to question raised by
Council Member Hart, Mr. Stephens stated
that they would be willing to accept a
condition requiring that any noise
emanating from the mechanical equipment
enclosure on the roof top would not
exceed 55 decibels at the property line.
Volume 45 - Page 344
CITY OF NE"ORT BEACH
COUNCIL MEMBERS ,p MINUTES
November 25, 1991
INDEX
ROLL CALL
In response to concern about ambulance Hoag Mem
sirens not being turned off prior to Hsptl/
entering the hospital area, Mr. Stephens Emergcy
stated that this has not been a problem
in the past, but that they have issued
a telephone number to the neighboring
homeowner association to call if someone
should have a complaint in this regard.
With respect to Council Member Plummer's
concern as to the time of deliveries at
the loading dock, Mr. Stephens commented
that the majority of vendors and
suppliers deliver after 7 a.m. , and it
would be very difficult to establish a
definite time for deliveries as well as
enforce such a schedule. The loading
dock is for dietary purposes, and
therefore the perishables are delivered
in smaller trucks than the trucks who
deliver at the other loading dock. The
number of deliveries per day will not
increase as a result of the Emergency
Room expansion. They have 100 to 125
daily patients in the Emergency Room,
365 days a year.
Dubby Evans, III,, Vice-President,
Development, addressed the Council and
stated that the emergency generators are
contained in the power plant and are
tested weekly and will not be relocated
elsewhere. Baffles were installed over
two years ago to attenuate the sound
from approximately 76 db to 57 db, and
they are now looking at further means of
attenuation. With regard to helicopter
routes, he stated that currently their
heliport is administered by CalTrans
authority and FAA, and that the
helicopters are used only for medical
purposes, and occur mostly during the
daytime hours.
Mr. Stephens also noted that Hoag
Hospital has committed to paying 75% of
the cost of extending the landscaped
barrier across the service road between
the neighbors and hospital property.
Dr. Greg Super, 4000 River Avenue,
Physician Director of the Emergency Care
Unit, addressed the Council and
discussed how medical care in the
Emergency Room has evolved in the past
years. He stated that because of
present technology, as well as physician
skills, much more analysis and treatment
occurs in the Emergency Room than in the
past, and therefore, the patient remains
in their care for a longer period of
time and also receives a higher level of
service.
The City Attorney, in clarifying why
this issue was considered separately
from Hoag Hospital's Master Plan,
referenced his memorandum of
November 25,, 1991, which stated in part
the following:
Volume 45 - Page 345•
RTY OF NE"ORT BEACH °
COUNCIL MEMBERS MINUTES
�� ����� � November 25, 1491
s INDEX
,OLL CRLL
"Separate consideration of the Hoag Mem
emergency room could violate CEQA Hsptl/
guidelines if we were chopping a Emergey
large project into many little
ones to avoid full environmental
analysis. However, the Master
Plan EIR evaluates the impacts of
all development proposed on the
site including an expanded
emergency room and contemplates
the construction of more than
700,000 square feet of additional
floor area, a project more than
50 times larger than the emergency
room expansion. Moreover, the
need to expand the emergency room
is unrelated to development
proposed in the Master Plan. The
Emergency Room responds to a
community need that is incident
related.
'The possible cumulative effects
of the Emergency Room expansion
and the larger project are
thoroughly evaluated in the Master
Plan EIR. As a general rule, the
analysis of cumulative impacts is
less detailed than direct project
impacts. Since the Master Plan
EIR assumes expansion of the
Emergency Room, discussion of the
'cumulative impacts' is found in
the detailed analysis of direct
project impacts. Accordingly, the
Hoag Master Plan EIR discusses the
combined traffic, air quality,
noise and aesthetic impacts of the
emergency room expansion and the
Master Plan in the context of all
proposed development and in more
detail than required by CEQA."
The City Attorney also stated that
considering this project independent of
the Master Plan itself will allow for a
little more dispassionate review of the
Master Plan.
Helen M. Kieron, 3201 Fourth Avenue,
Corona del Mar, addressed the Council in
opposition to the proposal, citing
incidents in which she and her family
were treated unsatisfactorily at Hoag
Hospital.
Rosemary C. Steinbrecher, Appellant, 100
Scholz Plaza, addressed the Council in
opposition to the proposed expansion.
She stated that she, as wall as all
others residing on the 'first floor of
the Versailles residential condominium
complex will have their views
obliterated. She felt that even though
this particular aspect of the hospital
wishes to expand, she has been told that
Hoag is not full in their in-patient
facility, and there is square footage
available without constructing a new
Volume 45 - Page 346
•CITY OF NEUORT BEACH •
COUNCIL MEMBERS MINUTES
November 25, 1991
ROLL CRLL INDEX
building. With regard to use of the Hoag Mem
helicopter, she was very surprised to Hsptl/
hear that it is used for medical Emergcy
purposes only, inasmuch as in past
years, she has observed it being used by
many others not in need of emergency
care. She felt that the use of the
heliport should be analyzed and that
mitigation needs to be done because of
the noise and vibration caused by the
helicopters, and due to its location to
"dense" residential property. She
stated she was strongly opposed to
taking the Emergency Room out of the
Master Plan consideration, and urged
that it be reinstated and heard with the
entire hospital master plan.
The following persons addressed the
Council in support of the proposed
Emergency Room expansion:
Nora Jorgensen, 1533 Antigua Way
Cheryl Jaffe, 57 Baycrest Court, 2010
Steering Committee, Hoag Hospital
Vickie Cleary, 21392 Sand Dollar,
Huntington Beach, RN, and Emergency Room
Coordinator at Hoag Hospital
Bob Pingle, E1 Toro, Paramedic
Mary K. Hewett, Head Nurse in the
Emergency Care Unit at Hoag Hospital
Peter Falk, Sr. Vice President at Hoag
Hospital
Donald J. Drake, M.D. , 1829 Tahiti
Drive, Corona del Mar
Jim Dale, 434 Tustin Avenue, co-chairman
of 2010 Steering Committee, Hoag
Hospital
The following persons addressed the
Council and indicated they were not
aginst Hog Is proposal to expand the
Emerrtencv Room, but felt that 1) it
should be considered with the Master
Plan and not as a separate issue; 2)
that the Negative Declaration for this
project is insufficient; and 3) that
consideration should be given to
relocating the Emergency Room to another
area on the hospital property rather
than adjacent to residential
condominiums.
Belle Ribaudo, R.N. , 260 Cagney Lane
(Referenced her letter dated
November 22, 1991)
John Chamberlain, 260 Cagney Lane
(Referenced his letter dated
November 22, 1991)
Suzanne V. Chamberlain, 260 Cagney Lane,
wife of the above
Volume 45 - Page 347
CITY OF NWORT BEACH
COUNCIL MEMBERS MINUTES
November 25, 1991
ROLL CALL INDEX
Bill Jennings, 280 Cagney Lane Hoag Mem
Hsptl/
Leon Ninburg, 260 Cagney Lane Emergcy
Ross Ribaudo, 260 Cagney Lane
Alex Cormack, 260 Cagney Lane
Hearing no others wishing to address the
Council, the public hearing was closed.
The City Attorney recommended that the
following four (4) mitigation measures
be added to the approval of the Hoag
Hospital Emergency Room Expansion
project:
1. Roof top mechanical equipment
screening shall not extend closer
than 15 feet from the vast edge of
the structure, and no closer than
10 feet from the edge of the
structure on any other side.
2. Noise from roof-top mechanical
equipment shall not exceed 55 dBA
at the property line.
3. Hoag Hospital shall pay 75% of
the cost of planting 30, 24" ficus
trees (or the equivalent) in the
berm between the service road and
Villa Balboa southerly of the
tennis courts. Planting shall
occur on Villa Balboa property.
4. Use of the heliport/helipad
shall be limited to emergency
medical purposes or the
transportation of critically ill
patients in immediate need of
medical care not available at Hoag
Hospital. Helicopters shall, to
the extent feasible, arrive at,
and depart from, the helipad from
the northeast to mitigate noise
impacts on residential units to
the west and south.
Council Member Watt reiterated her
concern relative to the delivery trucks
who will be using the loading dock
nearest the Emergency Room, and
indicated she wishes there were some way
in which the trucks could be limited as
to the hours they are allowed to deliver
and/or the route they use to get to the
loading dock.
Mayor Sansone asked Mr. Stephens if the
four mitigation measures cited by the
City Attorney were acceptable to the
hospital, to which Mr. Stephens replied
in the affirmative.
Volume 45 - Page 348
CITY OF NWORT BEACIS
COUNCIL MEMBERS MINUTES
November 25, 1991 INDEX
ROLL CALL
Mayor Sansone stated there is no such
thing as "private" view under the law as
recently reaffirmed by the Superior
Court in Orange and San Francisco
counties. There are only three
conditions in which private view can be
protected under the law, and that is 1)
a pre-existing ordinance or law, 2) an
agreement between two parties, and 3) if
it is contained in the homeowner's
CC&R's.
Ayes x Following consideration, the substitute
Noes x x x x x x motion was voted on and FAILED.
Ayes x x x x x x The original motion made by Council
Noes x Member Plummer was voted on and carried.
Mayor Sansone opened the public hearing Ord.91-44
regarding proposed ORDINANCE NO. 91-44, Zoning
being. (94)
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF NEWPORT BEACH
AMENDING TITLE 20 OF THE NEWPORT
BEACH MUNICIPAL CODE SO AS TO
ALLOW EPA L ESTATE SIGNS TO EXCEED
FOUR (4) FEET IN HEIGHT SO AS TO
BE REASONABLY VISIBLE FROM THE PCA 727
STREET (PLANNING COMMISSION
NDMENT NO. 727).
Report f om the Planning Department.
It was no ad that The City Attorney
recently me with representatives of the
Newport-Mesa ssociation of Realtors to
discuss the p oposal to amend the Sign
Code. The c cerns of the realtors
related large l to their client's
inability to see open house signs when
large vehicles ar parked in the street
adjacent to the pr erty for sale. The
proposed amendment will permit open
house signs to excee a height of 4 feet
so as to be reasonabI visible from the
street.
Rose Carey, Public Affa rs Manager of
the Newport-Mesa Ass ciation of
Realtors, addressed the Co ail in favor
of the proposed amendment o the Sign
Ordinance, and submitted a copy of a
petition with 200 signatures i support.
Hearing no others wishing to ad ass the
Council, the public hearing was losed.
Motion x Motion was made to adopt Ordinanc No.
All Ayes 91-44.
In response to concern raised by May r
Sansone, the City Attorney advised the
he is looking into placing restrictions
on the size of builder/developer signs,
as well as the number of signs allowed
to appear on a construction site, and
will be bringing a report back to the
Council.
Volume 45 - Page 350
planing Gommission Ang October 24 1991
Agenda Item No. 4
CITY OF NEWPORT ;BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A, Traffic Stuff No 79 (Publics Hearing)
Request to approve a Traffic Study so as to permit the construction of
13,691± square foot (gross) of additions to,Hoag Memorial Hospital;
and the acceptance of an environmental document.
AND
B. Use Permit No 1421 (Amended�(Fublic ] eAdR ) ,
Request to amend a previously approved u'se permit which allowed.the
expansion of the Hoag Memorial Hospital located in the A P-H
District. The proposed amendment includes•a request to,Wand the
existing emergency wing of the hospital to include: a new service•level
addition including a new loading dock area; the expansion and
renovation of existing emergency room facilities; and the construction
of emergency room-staff facilities- to include offices, secrgtary work
"areas, a classroom, doctors' and nurses' lounge and locker rooms.•The
proposal also includes improved elevator access to the existing second
floor helipad.
LOCATION: Parcel No. 1 of Record of Survey 15-30, located at 301, Newport
Boulevard, on the southwesterly corner of HospitalRoad and Newport
Boulevard.
ZONE: A P-H
APPLICANT: Hoag Memorial Hospital Presbyterian , Newport Beach.
OWNER: Same as applicant
Application
This application involves a request to amend a previously approved use permit which
permitted the exparisi6n of the Hoag Memorial Hospital located in the A-P-H District. The
proposed amendment-includes a request to.expand the existing emergency wing of the
I n; 11lannQ Commission - 2. •
hospital to include: a new service level addition including a new loading dock area with
mechanical equipment and storage rooms; the expansion and renovation of existing
cy room staff facilities
emergency room facilities; and the construction of emergen a include
Office secretary work areas, a classroom, doctors' and nurses' lounge and locker rooms.
The proposal also includes improved elevator access to the existing second floor helipad,
and the approval of a Traffic Study. In accordance with Section 20.30.020 of the Newport
Beach Municipal Code, hospitals are permitted in any commercial district, subject to the
securing of a use permit in each case. Use permit procedures are set forth in Chapter 20.80
of the Municipal Code and Traffic Study procedures are set forth in Chapter 15.40 of the
Municipal Code.
Environmental Significance
In accordance with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines and City Council Policy K-3, an Initial Study has been prepared for the project.
Based on the information contained in the Initial Study, it has been determined that the
project will not have any significant effect on the environment. A Negative Declaration has
been prepared and is attached for Commission review.
Conformance With the General Plan
The Land Use Element of the Newport Beach General Plan designates •the site for
"Governmental, Educational and Institutional Facilities." The existing and proposed uses
are permitted within this designation and are consistent with the area specific land use
policies which have established a development limit of a 1.0 floor area ratio (F.A.R.). The
existing 552,800 square feet of approved hospital development and the proposed 13,691±
square foot of additions,will remain within the 1.0 envelope, and is therefore consistent with
the General Plan.
Subject Pro_per!y and Surrounding Land Uses
The Hoag Memorial Hospital Presbyterian is comprised of two sites; the upper campus
located at the southwesterly corner of Hospital Road and Newport Boulevard-and the lower
campus which is accessed from West Coast Highway. To the north of the upper campus,
across Hospital Road, are medical offices and a convalescent care facility; to the east, across
Newport Boulevard, is a small island of commercial uses with residential uses beyond; to
the southwest is the lower campus which includes the Hoag Cancer Center and the Hoag
Day Care Facility; and to the west is the Versailles and Villa Balboa residential
condominium developments.
Extended Background
At its meeting of October 4, 1979, the Planning Commission approved Amendment "C" to
Use Permit No. 1421 and a related Traffic Study so as to permit the expansion of the
hospital. The action of the Planning Commission was reviewed and modified by the City
7
W PlannileCommission - 3. •
Council at its meeting of November 12, 1979. The project included construction of a new
10 story patient tower adjacent to the existing tower, and expansion of the first floor which
presently houses the radiology and laboratory departments and the emergency room. Also
approved was a request to establish a parking requirement based on demonstrated need, as
opposed to the parking requirement§ sPt•forth in the Zoning Code. Based on the parking
analysis that was subsequently prepared, the Planning Commission determined that an
additional 407 parking spaces should be provided for the expanded facility.
At its meeting of October 21, 1982, the Planning Commission approved Amendment"D" to
Use Permit No. 1421 so as to permit remodeling of the ground floor and expansion of the
existing storage area in the respiratory therapy wing to,create new offices, storage areas and
work rooms. In light of plans to .provide additional parking in conjunction with the
implementation of Amendment "C", no additional parking was required.
Some of the minor alterations to the existing buildings approved under Amendment "C' to
Use Permit No. 1421 were accomplished. However, the hospital later decided not to
construct the new patient tower or the expansion of the first floor, and thus the requirement
for additional parking was not applied. On April 18,.1985, the Planning Commission
approved Amendment"E"to Use Permit No. 1421,which was a request to construct a single
story addition to the hospital to be used for Magnetic Resonance Imaging(MRI),Diagnostic
equipment. The proposal also included a request to establish a temporary facility in excess
of 90 days to be located in a mobile trailer unit within an existing off-street parking area.
Since it had been demonstrated in the past that the parking requirements set forth in the
Zoning Code did not reflect the actual parking demand on the site, the hospital asked the
Planning Commission to establish a parking requirement for the existing uses based on a
demonstrated formula. The Planning Commission agreed to this request and adopted the
following condition of approval of Amendment "E" to Use Permit No. 1421: '
5. That prior to issuance of grading or building permits for the permanent
MRI facility, the Planning Commission shall review and approve a
proposal to establish a parking requirement for the hospital facility,
based on a demonstrated formula. The parking plan approved by the
Planning Commission shall be implemented prior to the occupancy of
the permanent MRI facility.
Under the approved amendment, the temporary facility was to be removed within one year
of the date on which the amendment became effective unless the Planning Commission
granted anextension of time. However,because the permanent MRI had not yet been built,
an extension of time was requested for the temporary facility.
On July 24, 1986 the Planning Commission approved Amendment "F' to Use Permit No.
1421, so as to permit the previously existing MRI facility to remain on the site for one
additional year or until the permanent MRI facility was occupied with extensions to be i granted by the Modifications Committee, and to permit the installation of a second MRI
facility for a similar period of time. At its July 24, 1986 meeting, the Planning Commission
t '
TO: 1'Itmn4 commission - 4. •
also established the following parking requirements for the facility, based on site
investigations by Newport Traffic Studies:
0.64 spaces/bed x 471 beds = 301
0.68 spaces/employee x 1,200 employees = 816
1 space/resident doctor x 10 doctors = 10
1.5 spaces/emergency room bed x 16 beds = 24
1,151 parking spaces
At that time, 1,195 parking spaces were provided on-site.
On September 4, 1986, the Planning Commission approved Amendment "G"to Use Permit
No. 1421 which was a request to construct a 50,000 sq.ft.cancer center and covered walkway
system in the Unclassified District. The proposal also included: a request to allow a
portion of the structure to exceed the 26 foot basic height limit in the 26/35 Foot Height
Limitation District; a request to establish an off-street parking requirement based on a
demonstrated formula; and a modification to the Zoning Code so as to allow a portion of
the required parking to be provided as compact spaces. Plans were subsequently revised
and the cancer center was then approved under Amendment "I" to Use Permit No. 1421.
On March 19, 1987, the Planning Commission approved Amendment"H"to Use Permit No.
1421 which was a request to permit the construction of a new hospital entry area including
new administrative offices, conference room, chapel, lobby and waiting area, and an out-
patient registration area; and the construction of a new storage room for the cardiac surgical
unit. Inasmuch as no new beds, employees, or doctors were to be added, no additional
parking was required.
On November 5, 1987, the Planning Commission approved Amendment "I" to Use Permit
No. 1421 which was a request to construct a 65,000 square foot cancer center on a portion
of the hospital property located in the Unclassified District, commonly referred to as the
"CalTrans East" site. The proposal also included: a request to exceed the 26 Moot basic
height limit in the 26/35 Foot Height Limitation District; a request to establish an off-street
parking requirement based on a demonstrated formula; and a modification to the Zoning
Code so as to allow a portion of the required parking to be provided as compact spaces.
The Planning Commission required that 136 additional parking spaces be provided. Under
the approved plans, these spaces were to be -located in the vicinity of the cancer center,
primarily on the CalTrans East site. On December 14, 1987, the City Council sustained the
action of the Planning Commission.
On November 19, 1987, the Planning Commission approved Amendment "J" to Use Permit
No. 1421 which was a request to retain the site for various mobile modular diagnostic
facilities that may be temporarily located at the hospital facility.
O; Planno Commission - 5.
Recent Background
At its meeting of January 5, 1989, the Planning Commission approved Amendment 'V to
Use Permit No. 1421 which involved a request to permit the construction of an MRI
emergency waiting room; the construction of a first floor pedestrian link building which
includes a pedestrian corridor, a small lobby and a future laboratory; and the construction
of two, two level parking structures with roof-top parking. A modification to the Zoning
Code was also approved so as to allow the proposed parking structure to encroach 5 feet
into the required 15 foot front yard setback adjacent to Hospital Road.
At its meeting of May 4, 1989, the Planning Commission considered Amendment"U'to Use
Permit No. 1421 which requested approval of the following additions to the hospital facility:
1. An employee child care center,which was to provide weekday child care for hospital
staff who have infant, toddler and pre-school age children. Said facility was to be
located on the upper portion of the campus, near the intersection of Newport
Boulevard and Hospital Road;
2. A 1,500 square foot addition,which was to be used to house a Gamma Knife facility
which is used in conjunction with Radiation Oncology for the treatment of deep,
inoperable brain tumors;
3. A 700 sq.ft. addition'to the north end of the existing administrative wing. Said
addition was to be used as an office for the Chief of Staff, along with support and
storage areas; and
4. The installation of.a 1,680 sq.ft. temporary modular office space which was to be
used for temporary hospital offices and was to be located next to the conference
center,'adjacent to Hospital Road.
In conjunction with its review of the above described application, the Planning Commission
indicated their concern regarding the permanent alteration of the slope area adjacent to
Newport Boulevard in order to accommodate a temporary use of the site for an employee
child care facility. As a result of these concerns, the Planning Commission took no action
concerning the child care facility and directed the applicant to identify another part of the
hospital campus for said use, at which time they were to bring the matter back to the
Planning Commission for approval. The Planning Commission also took no action
concerning the administrative office addition or the installation of the temporary modular
office space. It was suggested, with the concurrence of the applicant, that it would be more
appropriate to consider such additions in conjunction with the approval of the master plan
of development which the hospital is currently preparing. The Planning Commission did,
however, approve the 1,500 sq.ft. addition for the Gamma Knife facility, indicating that the
community benefit for such a facility far outweighed the benefit of considering such
construction in conjunction with the master plan of development. It should also be noted
that the above application also included a request to install.three identification wall signs
TO: PlanQg Commission - 6. •
on the hospital tower; however, this portion of the application was withdrawn by the
applicant at the May 4, 1989 public hearing.
At its meeting of September 7, 1989, the Planning Commission approved Amendment "M"
to Use Permit No. 1421 which permitted the construction of a day care facility on the
southwesterly portion of the lower hospital campus, adjacent to the Cancer Center.
At its meeting of December 6, 1990, the Planning Commission approved Amendment "N"
to Use Permit No. 1421 which permitted the installation of two ground identification signs
at the new West Coast Highway entry located on the lower campus of the hospital and an
as-built wall sign on the expanded parking structure.
Status of the Hospital Master Plan
The Hoag Hospital Master Plan and related environmental documentation have been
I
prepared and are currently within the mandatory 45 day public comment phase which will
be concluded on November 15, 1991. It is expected that the public hearing for the Planning
Commission's consideration of the project will be scheduled for November 21, 1991.
Analysts
Inasmuch as the emergency care facilities at Hoag Hospital are of significant interest to the
public health and safety, the applicant is requesting approval of such additions as an
independent project, separate from the proposed master plan of development for the
hospital. The proposed project includes a request to construct a 13,691 square foot addition
to the existing emergency room wing. The addition will include three levels of construction
at the northwesterly portion of the upper campus. The basement level will include a 2,180
square foot addition which will include an expanded loading dock facility, mechanical
equipment rooms and storage area (see Sheet A103 of attached plans). The ground level
will include a 5,408 square foot addition to the expanded emergency care facility (see Sheet
A104 of attached plans). The second floor level will include a 6,108 square foot addition
of emergency room staff facilities to include offices, secretary work areas, a classroom,
doctors' and nurses' lounge and locker rooms (see Sheet A105 of attached plans). As
indicated in the attached applicant's letter, the existing emergency room facilities were
constructed in 1974 and were designed for 18,000 patients per year. In 1990 themumber of
emergency patients exceeded 38,000 patients. Therefore, the proposed expansion is
primarily in response to the existing demand for emergency medical care.
As indicated on the attached elevations, the westerly elevation of the proposed addition
which faces the Versailles residential condominiums is approximately 49± feet in height, i
which is approximately 17 feet higher than the roof line of the existing emergency room
building. In addition, the applicant is proposing to include a 5 foot high equipment screen
on top of the building which is not currently shown on the attached elevations. The
proposed building setback from the westerly property line is approximately 75 feet. The I
)TO• PIA Commission - 7. •.
proposal also includes new elevator access and a connecting corridor between the existing
heliport and the emergency room facilities.
Required Off-Street Parkins
As indicated previously, the current parking requirement for the hospital is based on j
demonstrated formulas which were approved by the Planning Commission on July 24, 1986.
Based on these formulas the existing upper campus hospital facility requires 1,211 parking
spaces. Said figure is determined as follows:
Parking Formul tkilft Required Parking
0.64 spaces/bed 471 beds. 302
0.68 spaces/employee 1250 employees 850' .
1.0 space/resident doctor 14 doctors 14-
1.5 spaces/emergency room bed 30 beds Ai
Total Parking Requirement.
(excluding Cancer Center and Day Care Facility) 1,211 spaces
Existing available parking on upper campus 1,384 spaces
Excess parking spaces on lower campus 220 spaces
As indicated on the smaller (8 1/2" x 17") composite plans which are attached, there are
currently 32 parking-spaces;immediately adjacent to the emergency room facilities which will
serve the normal parking needs for this portion of the hospital activity. During peak usage,
(weekends and evenings) there will be 14 additional parking spaces across the entry drive
at the James Irvine•O.P. Surgery Center. Therefore, during peak usage there will-be 46
parking spaces available to the hospital emergency room facilities. It is staffs opinion that
this amount of parking will be adequate.
Traffic Study No. 79
Inasmuch as the proposed project involves a total square footage or more than 10,000
square feet, it is subject to the requirements of the City's Traffic Phasing Ordinance. As
indicated in the attached memorandum from the City Traffic Engineer,there is•no published
data on trip generation of hospital emergency rooms with *4ich to analyze the.proposed
expansion. However, the City Traffic Engineer has noted that they have reviewed the
intersections nearest to the hospital in order to determine the increase in traffic that would
exceed the 1% threshold for the peak period. It was determined that an additional 75 or
more trips would be required on the lowest volume approach at West Coast Highway and
Superior Avenue or 45 or more trips in the peak period coming from Newport Boulevard
onto Hospital Road in order to exceed the 19o' threshold. In the opinion of the City Traffic
Engineer, it is highly unlikely that there could be this great an increase in traffic resulting
from the proposed expansion. The City Traffic Engineer has also noted that the number
of emergency medical care facilities in surrounding communities have increased which will
result in a reduced growth rate of additional emergency visits to Hoag Hospital. Based on
Plan g Commission - 8. •
these factors, along with the randomness of events that cause people to seek emergency
medical care, the City Traffic Engineer has concluder] that the proposed expansion complies
with the Traffic Phasing Ordinance as it will generate less than 1010 additional traffic during
any peak period on any approach to any major signalized intersection.
Specific Findines
Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the
Planning Commission shall find that the establishment, maintenance or operation of the use
or building applied for will not, under the circumstances of the particular case, be
detrimental to the health, safety, peace, morals, comfort and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrim0rital or injurious
to property and improvements in the neighborhood or the general welfare of the city.
Should the Planning Commission wish to approve these applications, the findings and
conditions set forth in the attached Exhibit "A" are suggested. Should the Planning
Commission determine that the proposed project should be considered in'conjunction with
the proposed Hoag Memorial Hospital Planned Community Master Plan and therefor wish
to deny these applications, the findings set forth in the attached Exhibit "B" are suggested.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
( _ la-(; .
W.VILLIAM WARD
Senior Planner
Attachments:
Exhibit "A"
Exhibit 'B"
Vicinity Map
Project summary submitted by applicant
Memorandum from City Traffic Engineer
Negative Declaration
Letter from Balboa Coves Community Association with attachments
Rendering, Site Plans, Floor Plans, Elevations and Parking Location Plans
r Plant Commission - 9. •
'TO:
EXHIBIT W1
FINDINGS AND CONDITIONS OF APPROVAL,
TRAFFIC STUDY NO. 79,
USE PERMIT NO. 1421 (AMENDED)
AND RELATED ENVIRONMENTAL DOCUMENT
October 24, 1991
A. Environmental Document: Accept the environmental document, making the
following findings and requiring the following mitigation measures:
Findings
1. That based upon the information contained in the Initial Study, comments received,
and all related documents, there is no substantial evidence that the project, as
conditioned or as modified by mitigation measures identified in the Initial Study,
could have a significant effect on the environment, therefore a Negative'Declarati?n
-has been prepared.' The Negative Declaration adequately addresses the potential .
environmental impacts of the project, and satisfies all the requirements,of CEQA,
and is therefore approved. The Negative Declaration was considered prior to
approval of the project.
2. An Initial Study has been conducted, and considering the record as a whole there is
no evidence before this agency that the proposed project will have the potential for
an adverse effect on wildlife resources or the habitat upon which wildlife depends.
On the basis of the evidence in the record, this agency finds that the presumption of
adverse effect contained in Section 753.5(d) of Title 14,of the California Code of
Regulations (CCR)has been rebutted. Therefore, the proposed project qualifies for
a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR.
Mitigation Measures:
1. Prior to the' completion of.the final. design phase, the project sponsor shall
demonstrate to the City of Newport Beach Building Department that all facilities will
be designed and constructed to the most recent seismic standards as specified by the
Office of Statewide Health Planning and Development.
2. The City of Newport Beach shall send a letter to each emergency vehicle company
that delivers patients to Hoag Hospital requesting that, upon entrance to either the
Upper or Lower Campus, emergency vehicles turn off their sirens to help minimize
noise impacts to adjacent residents. Hoag Hospital will provide the City with a list
of all emergency vehicle companies that deliver patients to Hoag Hospital.
3. Prior to issuance of any building permit(or commencement.of construction,if no City
building permit is required) the applicant shall demonstrate to the Planning
f
ATO: Plana* Commission - 10. •
Department that the lighting system shall be designed, directed, and maintained in
such a manner as to conceal the light source and to minimize light spillage and glare
to the adjacent residential uses. The plans shall be prepared and signed by a
licensed Electrical Engineer, with a letter from the engineer stating that, in his
opinion, this requirement has been met.
B. Traffic Study No. 79: Approve the Traffic Study, making the findings listed below:
Findin s:
1. That an evaluation of the project related traffic has been conducted by the City
Traffic Engineer which analyzes the impact of the proposed project on the circulation
system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and
Council Policy S-1.
2. That the City Traffic Engineer indicates that the project-generated traffic will neither
cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary-
modified', or 'primary' street.
C. Use Permit No. 1421 (Amended): Approve the Use Permit with the following
findings and subject to the following conditions:
Findin s:
1. That the proposed development is consistent with the Land Use Element of the
General Plan and is compatible with surrounding uses.
2. That adequate parking will be provided to serve the expanded emergency care
facilities.
3. That the approval of this amendment to Use Permit No. 1421 will not, under the
circumstances of this case, be detrimental to the health, safety, peace, morals,
comfort and general welfare of persons residing and working in the neighborhood,
or be detrimental or injurious to property and improvements in the neighborhood or
to the general welfare of the City.
Conditions:
1. That development shall be in substantial conformance with the approved plot plan,
floor plans and elevations.
'TO: Plannocommission - 11.
2. That this Use Permit shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.80.090A of the Newport Beach Municipal
Code.
a�
'TO: Plann*Commission - 12. •
EXHIBIT 'B"
FINDINGS FOR DENIAL
OF TRAFFIC STUDY NO. 791
USE PERMIT NO. 1421 (AMENDED)
AND RELATED ENVIRONMENTAL DOCUMENT
October 24, 1991
A. Environmental Document:
i
Findin
1. That an environmental document is not needed for a project which is denied.
B. Traffic Study No. 79
Findin :
1. A Traffic Study is not required for a project which is denied.
C. Use Permit No. 1421 (Amended)
Finding:
1. That due to its overall size and character, it is inappropriate to consider the proposed
project at this time, and that this proposal should be considered in conjunction with
the proposed Planned Community Master Plan for Hoag Memorial Hospital.
x MAP
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^ r � ADDITION CITY "' ""'"""'r INFORMATION
i
wutldlna Size
Addition: Basement . • 2,180 SF
First Floor 59408 SF
Second Floor 6.108 SF
13,691 SF
Existing (Remodel): First Floor 5,750 SF
"istorical Patient Volume
The E.R. was constructed as a part of the hospital tower complex
andj%oo completed
in 1974. it was designed-to serve a capacity of approximately
ents
per year.
treated
8During its first,000 patients. In11990rthe volume exceeded 38,000.(1974-19 ) of operation, t approximately
patients.
EWRnt "Turnaways"
Historically, the E.R. has not turned away patients due to a lack of plant
capacity. If the number of critical and urgent care patients exceeds the unit's
bed availability, patients are then expanded into the FastAid section. By
shifting these patients into the FastAid area, other non-critical patients with
minor ailments may be forced to wait longer in the lobby before receiving
treatment.
The more acutely ill patients ,may be admitted to the hospital once they have
been stabilized, diagnosed and a proper course of treatment has been defined.
Currently, about 25 percent of the hospital's general admits are via the E.R.
Emnlov�e Staffina
Employee staffing will, increase to meet demand as needed on a per shift basis.
Additional E.R. staff and physicians are "on call" or :per diem" basis, as the need.
arises.
Parkins
The existing E.R. lot contains 32 parking spaces with two spaces designated for
handicapped parking. Access and exiting are controlled by means 'of a parking
gate requiring a token/card or code to exit. Access is closely monitored, and to
in spaces.
of ark
date, there has not been a shortageparking .
hen be
If the parking lot becomes full in the future, overflow
e rflowrkingl will t spaces).
directed to the adjacent James Irvine Surgery parking
The times of highest E.R. patient volume (traffic and parking demand) are
evenings, weekends and holidays. These times are the lowest for general
hospital activity, thereby a surplus of parking is available for E.R. patient
utilization.
Heliport Milization
The Heliport has had the following utilization since being constructed in 1974:
1974-1980 2 flights per month
1980-1984 3-4 flights per month
1984-1990 4-5 flights per month
1991 -2000 5-8 flights per month
Due to the increased utilization of helicopters for life lights, heart transplants
and other specialty services, the Heliport will be utilized more frequently in
the future.
FW E:bw
9/23/91
October-8, 1991
TO: PLANNING DEPARTMENT
Attn: John Douglas
FROM: TRAFFIC ENGINEER
SUBJECT: PROPOSED. ADDITION TO THE HOAG HOSPITAL EMERGENCY ROOM
cry
Per ,fur discussion I have reviewed, the proposed expansion of the
eiderg;ncy room facilities at Hoag Memorial Hospital for conformance
with 'the City's d Traffic' Phasing Ordinance(TPO).• The expansion exceeds
10,000 square feet and is therefore subject to the TPO.
Hoag Hospital states that`''the expansion is-to serve existing demand
rather than to accommodate any increase •in emergency'roon services or
patients.. This contention .has been examined and found to be
reasonable. Emergency room services and hence trip generation is
driven by a variety of factors contributing to the'.number of patients
which require ememgency care located within proximity to Hoag Hospital.
There are no published data on trip generation of emergency • roans with
-which to analyze the proposed expansion.
Intersections nearest the hospital were reviewed to determine the
Increase in traffic that would exceed the 1z threshold for the peak
period. An additional 75 or more trips would be required on the lowest
volume approach at Coast Hwy and Superior or 45 or more trips in the
peak period caning from Newport Boulevard onto Hospital Road. In my
opinion, it is highly unlikely that there could be this great an
increase in traffic resulting from the proposed expansion. '
There has been an- increase in the number of emergency medical care
facilities in the surrounding communities which now treat patients
which previously would have gone to a hospital emergency room. This
trend should reduce the growth rate of additional emergency visits :to
Hoag Hospital.
These factors plus the randomness of events which cause people to seek
emergency medical care lead me to conclude that the proposed expansion
complies with the Traffic Phasing Ordinance as it will generate ldss
than 1% additional traffic during any peak period on any approach .to
any of the
major
signalized intersections.
Richard M. Edmonston
Traffic Engineer .
wp\hoag_er.mem
, I J
< c
CITY OF NEWPORT BEACH
3300 Newport Boulevard-P.O.Box 1768
Newport Beach,CA 92659-1768
NEGATIVE DECLARATION
To. From:
Office of Planning and Research City of Newport Beach
a 1400 Tenth Street,Room 121 Planning Department
Sacramento,CA 95814 3300 Newport Boulevard-P.O.Box 1768
Newport Beach,CA 92659-1768
County Clerk,County of Orange
® Public Services Division Date received for filing at OPR:
P.O.Box 838
Santa Ana,CA 92702
The review period will close on: October 23 1991
Name Of PrOjeCt: Hoag Hospital Emergency Room Expansion (UP 1421-P)
Project Location: East of Superior, South of Hospital Road, West of Newport Blvd. ,
and North of Pacific Coast Highway, Newport Beach
The proposed project consists of the remodeling and expansion
Project Description: of the emergency room facility at Hoag Hospital. The addition
would add 1.3,691 square feet to the existing 5,750 square-£oot
facility in three levels.
Finding: Pursuant to the provisions of City'Council Policy K-3 pertaining to procedures and
guidelines to implement the California Environmental Quality Act, the Environmental Affairs
Committee has evaluated the proposed project and determined that the proposed project will not
have a significant effect on the environment.
Mitigation Measures: See attached Environmental Analysis Checklist
7available
ared By:
City of Newport Beach
r review at: 3300 Newport Boulevard, Ne4ort Beach,CA
gnature: i� �� 7111e: Principal Planner Date: October 2, 1941
ENVIRONMENTAL ANALYSIS CHECKLIST
CITY OF NEWPORT BEACH
I. Backgound
1. Application No:aUtb P
• 'l. ProjCCt.name' Hoag Hospital Emergency Room Up on
anai '
3. Project locatiom E/Superior' H/Nev port, S/Hog pital N/PCB Newort Beach
4 ' Appuea= Boa Hos ital I
II, Envlronm mUd Impacts(See attached explanations)
Y01 maim List
1. Earth. Will the proposal result in:
a Unstable earth conditions or in changes in
geologic substructures? — --
b. Disruptions,displacements,compaction or X
overoovering of the soil?-',C. Change in topography or ground surface X
relief features? — '—
d. The destruction,covering or modification
of any unique geologic or physical X
features? — — —
e. Any increase in wind ormater erosion of Y
soils,either on or off the site?
E Changes in deposition or erosion of beach
sands,or changes in siltation,deposition or
erosion wbich may modify the channel of a
river or stream or the bed of the ocean or X
any bay,inlet or lake? — ,—
g. Exposure of people or property to geologic
hazards such:as earthquakes,landslides,
mudslides,ground failure, oc similar hazards? -
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration x
of ambient air quality? - —
b. The creation of objectionable odors? —C. Alteration of air movement,moisture, or
temperature,or any change in climate, X
either locally or regionally? —
ENVIRONMENTAL ANALYSIS CHECKLIST
Page 2
Yss Mavbe N�
3, Water. Will the proposal result in:
a. Changes in currents, or the course of x
direction of water movements,id either
-.Marine or•fresh waters? - . •• • — —
b. • Changes in absorption rates, drainage.
patterns, or the rate and amount of x
surface runoff?
C. Alterations to the course or flow of �(
flood waters? _
d, Change in the amount of surface water x
in any water body?
e. Discharge into surface waters, or in any
alteration of surface water quality,
including but not limited to temperature, X
dissolved oxygen or turbidity? — —
f. Alteration of the direction or rate of �(
flow of ground water? —
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an �(
aquifer by cuts or excavations? — —
h. Substantial reduction in the amount of x water otherwise available for public
water supplies? — — —'
J. Exposure of people or property to water
related hazards such as flooding or tidal X
waves? — —
4. Plant Life. Will the proposal result in:
a. Change in the diversity of species, or num-
ber of any species of plants(including trees, X
shrubs, grass, crops, and aquatic plants)? — — —
X I
b. Reduction of the numbers of any unique, raze �
or endangered species of plants? —C. Introduction of new species of plants into
an area, or in a barrier to the normal
replenishment of existing species?
. X .
d. Reduction in acreage of any agricultural crop? — —
ENVIRONMENTAL ANALYSIS CHECKLIST
Page 3
•,YS'8 IYTIiXh4 1`�
S. Animal Me. Will the proposal result in:
a. Change in the diversity of species,or num-
bets of any species of animals(birds;land
animals Including reptiles;fish and shell- x
fish;benthic organisms;or insects)? —
b. Reduction of the numbers of any•unique, x
,`• rare or endangered species of auhnala?
> C. Introduction of new species of animals into
an area,or iesult In a hairier to the mlgra= x
tIoa or movement of
d. Deterioration of existing fish or wildlife x
habitat? — — —
6. Noise. Will the proposal result in:.
a. Increases is existing noise levels? x —
b. Exposure of people to severe noise levels?
7. Light and Glare. Will the proposal produce new X
: . light or glare? _ — —
8. Land Use. Will the proposal result in a sub-
stantial alteration of the present or planned
f• land use of the area,or conflict with existing X
land-use regulations or policies? — — —
9. Natural Resources. Will the proposal result In an X
Increase in the rate of use of any natural,resources?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of
hazardous substances.(including,but not
limited to:oil,pesticides,chemicals or
radiation)in the event of an accident or
Upset conditions? —
b. Possible interference with an emergency
response plan or an emergency evacuation x
plan? —• — —
1L Population. Will the proposal alter the location,
distribution, density, or growth rate of tiie human x
population of an area? — — —
• j
12. Housing cWill the proposal affect existing housing X
or create a demand for additional housing? — — —
' I
• lei
i
,i
r
ENVIRONMENTAL ANALYSIS CIIECKLW
Page 4
ym Mavbe l�52
13. Uansportation/Cireulation/Parking. Will the
proposal result in:
a. Generation of substantial additional x
vehicular movement? —
b. Effects on existing parking facilities, or x
demand for new parking? — — —
C. Substantial impact upon existing trans- x
portation systems? — — —
d. Alterations to present patterns of circula-
tion or'movement of people and/or goods? —
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor vehicles, X
bicyclists, or pedestrians?
14. Public Services. Will the proposal have an effect
upon, or result in a need for new or altered gov-
eramental services in any of the following areas:
a. Fire protection? — — —
b. Police protection?
. x
C. Schools? — — —
d, Parkes or other recreational facilities?
e. Maintenance of public facilities,including x
roads? — — —
fr Other governmental services?
15. Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
sources or energy, or require the development x
of new sources of energy? — — —
16. Utilites and Service Systems. Will the proposal result "
in a need for new systems, or substantial alterations
to the following utilities:
a. Power or natural gas?
b. Communications systems?
C. Water?
d. Sewer or septic tanks? — — X
t
!„ ENVIRONMENTAL ANALYSIS CHECKLIST
t Page 5
• j ,• •. e. Storm water drainage? —
::'s Solid waste and disposal?
`s 17. Human Health. Will the proposal result in?
a. Creation of any health hazard or potential
%a health hazard(excluding mental health)?
;N
sti • ' b. Exposure of people to potential health X
hazards? — "'-
18. Aesthetics. Will the proposal result in the:
^, a. Obstruction of a�sxnib vista or view open �(
"i to the public?-
b. Creation of an aesthetically offensive site;open X_
view?
to public --- --
�. ••.
19. Recreation. Will the proposal result is an
3 impact upon the quality or quantity of existing X
recreational opportunities? '
:;.
20. Cultural Resources. Will the proposal:
a. Result in the alteration of or the destruction of X
a prehistoric or historic archaeological site? — -— —
b. Result in adverse physical or aesthetic effects
to a prehistoric or historic-building, structure, X
or'object't — --
C. have the potential to cause a physical change
whkh would affect unique ethnic cultural
i values? _ '—
d. Restrict existing religious or sacred uses with X
' the potential impact area? --
�, •+•--a^•^ry Findings of�ieniiicance '
%.. 1. Does the project have tpp Rotential to degrade
the quality of the ynvjronment,substantially
reduz the habitat of•a fish or wjldllfe
" species;cause a fisli of wildlife popblation
to drop below self sudtaining levels;threaten
to eliminate a plant or animal community,
reduce the number or restrict the range of a
rare or endangered plant or animal, or eliminate
important examples of the major periods of
California history or prehistory? —
3
ENVIRONMENTAL ANALYSIS CHECICISST
Page 6
Yes mirk n
2. Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals? (A short-term impact on
the environment is one which occurs in a rela-
tively brief:, definitive period of time while
long-term impacts will endure well into the X
future.) — —
3. . Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two or
more separate resources where the impact on
each resource is relatively small,but where
the effect of the total of those impacts on
the.environment is significant;or, a project .
may have incremental impacts that are
individually minor,but are considerable when
viewed in connection with the effects of other
past, present, or probable future projects.) — —
4. Does the project have environmental effects
which will cause substantial adverse effects x
on human beings, either directly or indirectly? — —
IV. Determination
On the basis of this initial evaluation:
( ] I find that the proposed project COULD NOT have a significant effect on the ,
environment, and a NEGATIVE DECLARATION WILL BE PREPARED.
�] I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the
mitigation measures described on the attached sheet will be incorporated into
the project. A NEGATIVE DECLARATION WILL BE PREPARED.
[ ] I find the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
l0 qI
Date Jo . Douglas,
EiMionmental Codrdinator
Attachment: Environmental Analysis Checklist Explanations
R\..\J0HN•D\P0RMS\CHECKLSr.
Roiud 9/30/91
ENVIRONMENTAL ANALYSIli CHEC UST EXPLANATIONS
Hoag Hospital Emergency Room Expansion
Up 1421 Amendment"p"
prole eS�p
,The proposed project consists of the expansion and remodelingof the existing emergency
ansion would
room (ER) facility on the Upper Campus at Hoag Hosp ER covers
encompass 13,691 square feet of gross floor area in three levels. The existing r R covers
5,750 square feet in two levels. The proposed second level addition would be app . .
ER roof line- Exln'bit A illustrates the proposed site plan for
17 feet higher than the existing a needed to aecomodate existing demand for
the project. The ER expansion is urgently experiences overcrowded Conditions
emergency medical services, since the Present facility
during peak Periods such as weekends and•holidays.
'near the
The proposed project is located on the north side of the hospital uurrbbani,ed and
intersection of Hospital Road and Placentia Avenue. The prof F�clubvicinitit A). t
the site is surrounded by,medical officel and residential uses
The following discussion provides explanations for the conclusi acts of the proposed
Environmental Analysis Checklist regarding the environmental imp
project.
1. Earth
The proposed project would be built on the existing hospital site and relatively minor
and
grading and excavationwouid be required Compliance with the City Excavation
xcav ads with
Grading Code (NBMC Sea 15.04.140)would preclude airy signifithe pu p{aP
respect to earth stability and erosion. In addition to City reviewcan
, the project would
require approval and licensing from the Office of Statewide Health Planning and
Development.
The project site is subject to gro
und shaking due'to earthquakes• The following
,
mitigation measure would reduce this risk to a level of insignificance by reNBMC
compliance with the seismic standards contained in�the Building;Code (NBMC
Chapter 15.04). '
Mitigation Measure #1
prior to the completion of the final design phase, the project sponsor shall
demonstrate to the City of Newport Beach Building Department that all
1
a 'ties will be designed and constructed to the most recent seismic standards . .
as
and Develo went.
• as specified by the Office of Statewide•Health Planning P
2. Air
The operation of the project would not result in any permanent increase in any
emissions that would affect air quality. Since no increase in Patient or employee
traffic is anticipated as a direct result of the proposed expansion, no additional
vehicular emissions would result (see explanation under
'Transportation/Circulation/Parkingbelow). Although some dustwouldbegenerated
during construction, City an ag
d Air Quality Mann
ement District grading policies
requiring site watering or application of dustpalliatives would minimize fugitive dust
emissions. No additional stationary equipment that could generate additional
emissions is proposed as part of the project.
3, Water
The proposed project would result in a minor incremental increase in runoff due to
an increase in impervious surfaces. However, no significant impacts would be
anticipated due to site drainage requirements contained in the City Excavation and
Grading Code. The project is not located in a flood hazard zone.
4. Plant life
The portion of the site affected by the proposed project is currently developed and
no natural vegetation would be affected.
5. Animal Life
Since the site is located in an urbanized area,no significant impacts to wildlife would
be anticipated.
6. Noise
The primary sources of noise associated with the proposed project would be from
construction-related activities, from motor vehicle and helicopter traffic, and from
stationary equipment such as exhaust fans and emergency generators. Construction
noise is not expected to be significant due to its temporary nature and the limits on
hours of operation contained in the City Noise Ordinance (NBMC Chapter 10.28).
Although patient volume is expected to increase over time as the population of the
hospital's service area grows,no increase in vehicular traffic is anticipated as a direct
result of the project, and no additional stationary equipment is proposed, therefore
no significant operational noise impacts would occur. In order to minimize siren
noise from emergency vehicles, the following mitigation measure win be
2
'r
implemented.
ewer en vehicle
The City of Newport Beach shall send a letter each g th�a4 upon
Hospital requesting
ompany that delivers patients to How emergency vehicles turn off
entrance to either the Upper or L"er Campus,
their sirens to help minimize nose m►Pacts to adjacent residents. Hoag
provide the city with a list of all emergency
that deliver p vehicle companies
Hospital will at►ents'to Hoag Hospital.
7. Light and Glare affect the
project could produce light and glare that could adversely
lbe proposed ro roes if exterior lighting is required. The following
adjacent residential properties exterior lighting is designed such that i
mitigation measure would ensure that any
direct rays are confined to the.site.
• MriQatio~'MP'c��re #3 '' '
Prior to issuance of any building permit (or commencement of construction
the
if.no City building Permit is required) the applicant shall fined,demonstrate and
Planning Department that the lighting system shall t source and to minimize
maintained in such a manner as to conceal the light plans shall be
light,spillage and glare to the adjacent residential ;with a tter from the
prepared and signed by a licensed-Electrical En&'- has been met.
engineer stating that, in his opinion,•this requir,
ment
hand Use• and is
oposed project would not -alter the existing use of the property,
The pr ucational,
oa(Administrative/Professional).
consistent with:the General Plan land use designation(Governmental+ prior
andlustitutional o thetiee iou's Use
permit
for th hospital would be requiredP
An amendment to the previous Use Permit for the� of the hospital property is
to commencement of constriction. Alti'ough Po
located within the Coastal Zone, the emergency room site is not located within the
Coastal Zone boundary•
,,be beg minimum building setback on the west side of the hospital is 60 feet.
the ER addition would be 75 fe
The setbackf project would add one floor to the toverall height from the western
the ER fac►lity,
The propose P higher than the existing roofline. No
which would be approximately 17 feet high
significant land use impacts are anticipated.
3
1--✓ -1
9. Natural Resources
would be anticipated as a result of the project.
No significant use of natural resources
10. Risk of Upset
As required by state law, Hoag Hospital maintains a Hazardous Material Manual
(H1vIIv1), as well as an Infection Control Manual. In 1990 the FWMd Training was re other
in
accordance with the California Hazardous Substance of the program is to safely
applicable state and federal regulations.generated on site, and to control the risks these
manage hazardous materials g visitors, and the surrounding community'
materials pose to patients, employees,
Compliance with the provisions of these regulations will minimize risks due to
adverse impacts would be anticipated-
accidents, therefore no significant
11. Population
The proposed project could not have an effect of Population distribution or growth
since no increase in employment is anticipated as a result of this project.
12. Housing
No additional housing demand would result from the project since no increase in
employment is anticipated.
13. Transportation/Circulation/Parking
emergency room facility was designed to serve 18,000 patients per year. In 1990,
The e patients were treated by the facility,more than twice its design capacity'
over mer
No patients have been turned away in the Past due to lack of space', instead. dun m
peak periods patients are moved to other areas of the hospital if the emergency
x
is at opacity. proposed room eanion is needed to accomodate
The ro sed emergency P to continue to rise due to
existing demand, and although this demand is expect ent traffic or
population growth in the hospital service area, no increase in pati
staffing levels is anticipated as a direct result of this project; therefore, no increase
in vehicular traffic or parldng demand is expected due to the projeds
implementation.
14. Public Services
The hospital is adequately served by all necessary public services and the Proposed
additional demand for these services.
expansion would not create any
4
a
'15. Energy
1fie proposed expansion would result in,a minor incremental increase in the use of
energy,but this increase
is not expected to be sigfficant.
16. Utilities and Service Systems systems would be anticipated
No significant alteration or expansion of existing utility
due to the proposed project., '
17. Human Health. with'state
As described under Section 10 above, the hospital is required comply
and federal regulations regarding the handling-of hazardous and infectious waste•
Continued compliance with these requirements 'would ensure that no significant
health hazards result from the proposed expansion-
18. Aesthetics
m the Land Use section above, fire Proposed ER addition vVould alter
As discussed the western
the views experienced by the residents o to be Si however.
property boundary. This impact'is note .
19. Recreation
The project would not affect any recreational opportunities. The new structure
would be 75 feet at its nearest point from the western property line in the vicinity of
the tennis courts of the adjacent condominium project, and no significant impact
would be anticipated. !
20. Cultural Resources
The site.has been disturbed by Previous development, and no archaeological or
xpected to exist in this location. No cultural resources
paleontological resources are e
or historic structures would be affected.
be .iarnry Findings of 5iai►i6can0-2 1
1, on the basis of the foregoing analysis, including the mitigation measures listed, the
proposed project does not have the potential to significantly degrade the'quality of
the environment
2. There are no long-term environmental goals that would be compromised by the
project
. 5 -
t
! t '
3. The proposed emergency room project is one part of the planned expansion of the
Hoag Hospital facility. An environmental impact report is currently being prepared
to address potential impacts of the proposed long-range master plan for the hospital.
As discussed above, there are no significant impacts that would result from the
proposed expansion of the emergency room facility,and its approval and construction
would not commit the City to any further approvals in connection with the proposed
master plan. No cumulative impacts are anticipated.
4. There are no known substantial adverse effects on human beings that would be
caused by the proposed project.
PUBLIC COMMENTS
Balboa Coves Community Association
In response to the Negative Declaration, a letter was received from the Balboa Coves
Community Association (Attached). . ' The letter objects to the use of the Lower
Campus entrance from Pacific Coast Highway by emergency vehicles, and asks that these
vehicles be restricted to the Hospital Road entrance.
Staff Response
No change to the existing circulation pattern is proposed or envisioned as part of this
proposal. If any restrictions or changes to hospital access are deemed appropriate, they
should be considered as part of the Master Plan now under review.
F.\...\JOHN-D\HOAG\CHF.CK[Sr.
6
_ WAMS Krum
vn u mmmum
FIRST FLOOR \
13AUOA ADDITIUA ON �• .
wa It. _
FIRST"FLOOR
'RENOVATION
DAMES 1RYINE
O.P. SURGERY cam
• PISOONG SfRUC1UaE - & � - "`• •, I"�
ADMRiiN
O � ,
PROJECT SHEET TITLE ...
FIRST FLOOR SCHEMATIC .
TFjjm&AssoaAT2SHO gMEMORIALAG EMERGENCY ROOM EXPANSION & RENOVATION
e�[sa HOB S
PROJECT DATE !/70/!1 .
( : RING AND REPOR ' GRAM '`:'• ;~:
:MITIGATION` Room FWpansion� • '
•Hoag Hospital Emergency
Negative Declaration No. UP 1421-P
I. OVERVIEW
re ared in compliance with Public Resources
This mitigation monitoring pram was I describes the requirements and procedures to
Code Section 21086.6 (AB 3180 of 1988). mitigation measures adopted as
be followed by the applicant and the City to ensure that all m ariz the adopted r itigation
part of tbis project will be carried out. Attachment I sun � project.
measures, implementing actions, and verification procedures
IL MITIGATION MONITORING PROCEDURE
1 through project design,which
Mitigation measures can be implemented in three ways, ( )
heck and on, (2) through compliance with various codes,
is verified try Plan tandards, an ditions of approval which are satisfied prior to or
ordinances, policies,' on; and (3) throir
gh
during construction and verified by plan• check and/or osP compliance monitoring
and reporting after construction is completed-
monitoring below. I
monitoring of mitigation measures are
procedures for these three types
implemented through project design.
A. Mitigation measurer,
Of the approved project design will be Ply m the
Upon project approval, a copyyrocess for all subsequent discretionary or
official project Me. As part of the review p requested permit is in
ministerial permits, the file will-be checked to verify that the inspections will verify that
conformance with the approved project design.
construction conforms to approved plans-
B. Mitigation measures implemented through compliance with codes, ordinances,
policies, stand
ards,
or conditions of approval:
Upon project approval,a COpY
Of the approved project description and conditions of
file. As part of the review process for
approval will be placed in the official project the file will be checked to verify
all subsequent discretionary or ministerial permits, haleodes, ordinanos,
that the requested permit is in compliance with all d inspections'will verify that
policies, standards and conditions of approval Field
construction conforms to all applicable standards and conditions.
C. Mitigation measures implemented through post-constriction monitoring.
mitigation measures require verification and reporting after construction is
If any completed,
t lion monitoring and reporting
completed,the City will maintain a log of these mitigation upon submittal, the
requirements, and will review completed ueetaddit onaltinformaring tion, or pursue enforcement
City will approve the report, q reports will be placed in
remedies in the event of noncompliance. Final monitoring re
the official file.
F:\_.\JOHN•D\f 10Ao\MM-COVEFL
%J
BALBOA COVE COMMUNITY A&SOCIATION
P.O. Box 1224
Newport Beach,California 92663
16 October 1991
RE: Hoag Hospital Emergency Room Expansion (UP 1421 - P)
Dear Commissioners:
The Balboa
Coves' Board of Directors have some concerns regarding the
proposed remodeling and expansion of the Hoag Hospital emergency
room facility. Our primary concern is that emergency vehicles will use
the lower campus entrance, off Pacific Coast Highway, to transport
patients to the upper campus emergency room. We see no need for
emergency vehicles to use this entrance and would like some ,assurance
that they will continue to use the Hospital Road entrance into the ,
emergency room facility from either •Newport Boulevard or Superior
Avenue.
Another concern is that directional signs have been' placed along the
lower campus entrance (Pacific Coast Highway) directing traffic to the
Emergency Cate Unit". These signs direct traffic past the Child Care
Center, past the Cancer Center, left past the stop sign to the area that
has been defined in your Exhibit A as "First Floor Addition".
Photographs of these directional signs are enclosed and have been
entitled - Exhibit B. We noted on Page 4, Item•13 d. of the
Environmental Analysis Checklist that there would be "NO - Alterations
to, present patterns of circulation or movement. of people and/or goods"
- Exhibit C. Also, on Page 4, Item 13% of the Checklist Explanations
Transportation/Circulation/Parking there • is no mention- 'of any
alteration to traffic circulation (Exhibit D). ' As Balboa. Coves explained in.
its response to the "Draft" EIR for Hoag's Master Plan, we believe it is
critically important to keep the circulation of traffic confined and _
restricted to the areas that provide the service; i.e., upper campus
facilities' traffic confined to, the upper• campus and lower campus
facilities' traffic to the lower campus. In our opinion, this is -the only
way to insure continuous traffic flow along Pacific Coast Highway.
Presently, each time an automobile approaches to enter the lower
campus from the eastbound -lane or exits the lower campus, the signal is
tripped and traffic on Pacific Coast Highway is stopped.
.y i
We hope that you will consider our request that an unalterable traffic
circulation plan be built into the approval of any Hoag Hospital
expansion.
Sincerely,
Barbara Garber, President
Attachments
City of Newport Beach Planning Commission
c/o Mr. John H'. Douglas, Environmental Coordinator
City of Newport Beach
3300 Newport ;Boulevard
Newport Beach, California 92663
- IMA TENNIS
COURMIS
Mux FIRST OOR ,
eAtBOA �IT OR _
FIRST FLOOR ram"
RENOVATION
JAMES IRANE -
_.a6 - O.P. SURGERY CUM
M/IO ••
PA8%INO '
ADUMIH
PROJECT, 51iEET TITLE
}-{Q AG EMERGENCY ROOM FIRST FLOOR SCHEMATIC: .•.
ULIL TA'10$a� MEMORIAL EXPANSION & RENOVATiON
HOSPITAL
PRO !• �.10 DATE 0/OON7 -
L
HOAG HOSPITAL
SITE LOCATIONS OF PNOTOORAPNS U U!
I �
F
J � STRUCTURE
CANCER
r----- ------------�-�•.---- d can
o \N
WETLANDS RESTORATION ) /
ZDD D 700 400
PACIFlC COAST NIGNWAY FEET
SCALE
x
• I
1
1 •� II 1�,�(i I
1 Located at Lower Campus Entrance off PCH
p d Y. �'F2 M •may .Y
2. Located at Stop Sig n at base of parking structure
F
R I'
1 .
11
,t
'1y.•
J
i
Y Y9�
' ^t•mil
ti 1 1
H
N
t►. �4
-;s n
„ V•� '
• • at rear entranceIEmergencyRoom.
ENVIRONMENTAL ANALYSIS CHECKLIST
Page 4 yys MaXhF i34
rldng. Will the
s 13,:.:Q`an3lYlbitatlon/Clrenlation/Pa r
proposal result
a C9eneradon'of substantial.additional x
vehicular,movement?
b. Effects oa existing parking facilities,or
demand for new parking? !
C. Substantial impact upon existing trans- )(
portadon systems?
d • Alteraflons td present patternsa and/cifaa-
r-g oO&?
tion or'movement of pwPl / X
e, Alterationsdo•waterborn0.raft or air traffic?
Increase In traffic bazards to motor vehicles,
bicyclists,or pedestrians?
Public Se►ylces. :Will,the proposal have an effect
updn,o'r iesuitdn a need ofilt�red as:
nollowing,ere •
erarnOtal servicgs in;any �. X
a Fire protection?
b, Ponce protection? . x
r.
C. Schools?
d. Parks or other recreatiofral facilities?
e, Maintenance of public facilities, including �(
roads7 .
f.•• Other governmental servicgs?
15. . Energy. Will the proposal result in
• • .a. • IJse of"sdiistandal amoimtsrof fuel or entsrgy?'- : �•.- ,,,
b;• " `Substantlalincrease,ind'emande'devEloe pm nt
sources or energy,or requir
of new'sources of energy_?
16. ntlntes and a need forn wcsyst ms,or substantial alteration'
to the following utilities: •r -
a Power or natural gas? X
b, Communications systems, X ;
C: Water? v Y:
d, . sewer or septic tanks? I�
• .t' , ' ,.. • • • • . •.• .. . • •. .: .- . •••Y• .• •A• •mil. 1j•+ ••
g Natural Resources
resources would be anticipated as a result of the project.
No sig„ cant use of natural ;
10. Risk of Upset
state law, Hoag Hospital maintains a Hazardous Material Manual .
As required by was revised in
as well as an Infection Control Manual, In 1990 the HI. r Act and other
with the California Hazardous Substan of the nd program is to safely
accordance regulations. The purpose
applicable state and federal regal immunity
manage hazardous materials generated on site, and to control the risks these
Pose to patients, employees, visitors, and the l minimize risks due to
materials P° provisions of these regulations will minimize
Compliance with the P cant adverse impacts would be anticipated
accidents, therefore no signifi ;
elation
11. POP population distribution or growth
zhe proposed project could not have an effect of
since no increase m employment is anticipated as a result of this projcd•
12. Housing
No additional housing
demand would result from the Project since AO increase m
employment is anticipated
Transportation/CircOation/Parlang
�. patients per year. In1990,
The emergency room facility was designed to serve 18,000
the facility,more than twice its d g ado Burin
over 3890UO patients were treated bym the past due to lack of space'instead during
No patients have been turned away of the hospital if the emergency room
peak periods patients are moved to over oompansion is needed to accomodate
is at capacity. The proposed emergency to continue to rise due to
existing demand and although this demand is expected patient traffic or
population growth in the hospital service area, is increase
as a direct result of this prof therefore,no increase
staffing levels is anticipatedparking demand is expected due to the projed's
in vehicular traffic or p
implementation.
14. Public Services
served by all necessary Public services and the Proposed
The hospital is adequately additional demand for these services.
expansioc,wonid not create any
4
Rxhibl f- 1� �::1
J Planning Commis Meeting October 24. 1991
Agenda Item No. 4
Addendum
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Traffic Study No. 79 (Public Hearing)
Request to aRprove a Traffic Study so as to permit the construction of
13,691± square foot (gross) of additions to Hoag Memorial Hospital;
and the acceptance of an environmental document.
AND
B. Use Permit No. 1421 (Amended) (Public Hearing)
Request to amend a previously approved use permit which allowed the
expansion of the Hoag Memorial Hospital located in the A-P-H
District. The proposed amendment includes a request to expand the
existing emergency wing of the hospital to include: a new service level
addition including a new loading dock area; the expansion and
renovation of existing emergency room facilities; and the construction
of emergency room staff facilities to include offices, secretary work
areas, a classroom, doctors' and nurses' lounge and locker rooms. The
proposal also includes improved elevator access to the existing second
floor helipad.
LOCATION: Parcel No. 1 of Record of Survey 15-30, located at 301 Newport
Boulevard,on the southwesterly comer of Hospital Road and Newport
Boulevard.
ZONE: A-P-H
APPLICANT: Hoag Memorial Hospital Presbyterian , Newport Beach
OWNER: Same as applicant
Public Comments
Subsequent to the preparation of the staff report for this item, several letters regarding the
Negative Declaration were received from concerned parties (copies attached). Staff has
prepared responses to these comments for the Commission's review. Comment letters were
TO: lening Commission - 2 •
received from the following persons:
A. City of Costa Mesa
B. Ross A. and Belle M. Ribaudo
C. William S. Jennings
D. Leslie B. Andrews
E. Alex Cormack
F. John P. Chamberlain and Suzanne Viau Chamberlain
Responses to Comments
The attached letters have been annotated with numbers corresponding to major points
raised. Staffs responses are keyed to these numbered points.
A. . City of Costa Mesa
The comment is noted and no response is necessary.
B. Ross A. and Belle M. Ribaudo
1. As noted in the original staff report, a draft EIR has been prepared for the
hospital master plan. The public review period for the draft EIR will end on
November 15, 1991. The applicant has expressed the desire to move ahead
with the emergency room expansion independent of the master plan due to
the critical need for improved facilities to serve existing needs.
2. As noted in the staff report, the proposed emergency room roofline would be
approximately 17 feet higher than the existing facility, with a 5-foot-high
equipment screen on the,roof. Therefore, the overall height to the top of the
equipment screen would be 22 feet higher than the existing structure.
C. William S. Jennings
1. As is the City's policy, more detailed plans and exhibits are contained in the
Planning Department's project file, and have been available for public review
upon request.
2. Dust and noise control measures are contained in existing City codes,and.are
i
enforced through routine inspections.or in response to complaints.
, j
` '1'o: Aning Commissioi - 3 •
3. Although construction noise is an inconvenience, it is considered not to be
significant due to existing restrictions on hours of operation and its temporary
nature. As noted above, enforcement is handled through routine inspections
and in response to complaints.
4. The comment is noted. No change to traffic routing is proposed as part of
the project.
D. Leslie B. Andrews
The comment is noted. Specific comments regarding noise and traffic have been
addressed in the responses above.
E. Alex Cormack
1. As discussed in the Negative Declaration and the original staff report,the City
Traffic Engineer has determined that the project would not result in a
significant increase in traffic at any intersection, therefore no further traffic
study is required.
2. As noted above, no changes to existing circulation patterns or traffic volumes
are expected as a direct result of this project.
3. As noted previously, no substantial change in existing noise levels is
anticipated as a direct result of this project.
F. John P. and Suzanne Viau Chamberlain
This letter includes a critique of the Initial Study prepared by The Planning Center,
a local consulting firm. Staffs responses are keyed to the points raised in the
consultant's review.
1. In preparing the Negative Declaration, staff has not attempted to circumvent
the requirements of CEQA. As mentioned previously, a draft EIR has been
prepared to examine the environmental effects of the proposed master plan.
That EIR is currently available for public review. The basis for the
preparation of the Negative Declaration for the emergency room expansion
is staffs conclusion thafthis project would have no significant environmental
impacts, and approval of the emergency room expansion can be considered
an independent project that would not compromise future actions on the
hospital master plan.
As noted in previous responses, additional plans and exhibits are contained
in the Planning Department's project file and have been available for public
review upon request, however no inquiries have been received.
;l;
TO: Ping Commission - 4 .
2. It is staffs opinion that the proposed addition would not have a significant
effect on helicopter flight patterns, therefore no significant change in noise
levels would result. The second floor addition is the only portion of the
project that could encroach into existing airspace. This portion of the building
would be approximately 75 feet by 80 feet in size (6103 sq. ft.) and 17 feet
higher than the existing building. Since typical helicopter approach patterns
are at a steep angle, staff does not believe this structure would substantially
change the flight pattern. In addition, it should be noted that the second floor
addition would be located between the helipad and the residential project to
the west, therefore it would serve as a partial noise buffer for these residents
during takeoff and landing.
The apparent discrepancy in building height is discussed under Item A.2
above.
3. The Negative Declaration is based on staffs conclusion that there are no new
significant noise sources that would be generated as a result of the proposed
project and -a comprehensive noise assessment of the master plan is not
appropriate in evaluating the impacts of the emergency room expansion.
Although no noise mitigation is considered necessary for this project,
Mitigation Measure#2 has been included to help reduce existing noise levels.
4. The new structure would be designed to blend with the existing buildings,
which are non-reflective cast concrete. Window glazing on the southern
elevation of the new structure would be limited to 186 square feet, or 10
percent of the building face according to current plans. The western face
would contain an additional 279 square feet of glazing, or 8 percent of the
total building face. Staff has concluded that minimal possibility exists for
substantial glare from reflected sunlight.
5. As noted previously, additional plans and elevations are contained in the
project file and have been available for public review. The exterior surface
treatment is planned as cast concrete to blend with the existing buildings. It
should be noted that the City has minimal power to regulate the design and
construction of hospital facilities since the state has preempted local authority
in this area.
6. It is staffs conclusion that there are no significant existing views that could be
obstructed by the proposed project. The project is consistent with existing
height restrictions for the property.
7. The potential release of air toxins is regulated by the Air Quality
Management District.. Asbestos emissions from demolition/renovation
activities are covered under AQMD Rule 1403. An asbestos survey of the
hospital was conducted in 1984 to identify, locate, and isolate any sources of
J/�
r
TO: Oning Commission - 5
asbestos, and it was primarily identified in isolated locations used for
insulation of steam and hot water lines. No structural steel insulation asbestos
was discovered. An asbestos policy and program has been adopted by the
hospital with guidelines for asbestos identification, removal, and disposal in
conformance with Rule 1403.
8. The supporting evidence for the conclusions reached are presented throughout
the Initial Study checklist explanations. As noted above, approval of the
emergency room expansion would not compromise the City's ability to review,
modify, or deny the proposed master plan. The significant unavoidable
adverse land use impacts identified in the draft EIR are based on the worst
case building envelope envisioned in the master plan. It is staffs conclusion
that the emergency room expansion would not have significant impacts,
however.
Conclusion and Recommendations
If after reviewing the Negative Declaration and the comments and responses discussed
above, the Commission believes that the Negative Declaration adequately addresses all
potential environmental impacts of the project and satifies the requirements of CEQA, no
changes to the findings provided in the original staff report are necessary. If the
Commission believes that the Negative Declaration is inadequate,the following two options
are available:
1. Deny the application. (No environmental documentation is needed for
projects that are denied)
2. Continue the item and direct staff to revise the Initial Study in consideration
of the points raised in the public comments.
Very truly yours,
PLANNING DEPARTMENT'
JAMES D. HEWICSER, Di for
By:
J hn H. Douglas, P
rincipal Planner
Attachments
R\...\HOAG\RESPONSES.
CITY OF COSTA MESA
CALIFORNIA 9262(}1200 P.O.BOX 1200
' - DEVELOPMENT SERVICES DEPARTMENT
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
October 17, 1991 AM OCT 2 1991 FM
71P1911011111211121314A6
City of Newport Beach
Planning Department
Mr. John H. Douglas
P.O. Box 1768
Newport Beach, CA 9$659-1758
RE: NEGATIVE D$GLARATXON
HOAG HOSPITAL EMERGENCY ROOK ESBANSION
Dear Mr. Douglas:
The City of Costa Mesa has reviewed the Draft Negative Decle,ration
for expansion of Mpaq- $ospital/s Emergency Roost and agrees with the
analysis and findings.
Thank you for the opportunity to respond to, this project.
Sincerely,
4�4o - /1 F'
KRISTEN C. PETROS•
Associate Planner
KCP/mm
KCP(HOAGEMER)
t
4
77 FAIR DRIVE
Building Division(714)754.5626 • Coda EnforcetnentlBusiness License(714)754.5234 Planning Division(714)764.5245
FAX(714)556.7508 7�. 1
• 19 October*91
RECEIVED BY
PLANNING DEPARTMENT
1ITY OF NEWPORT BEACH
city of Newport Beach OCT 2 11991
Planning Department AM PM
3300 Newport Blvd. 7181911%1111211121314151�
Newport Beach, CA 92659-1768 It
Members of the Planning Board:
iAs homeowners who reside at 260 Cagney Lane, Newport Beach, we
are very concerned over the process in which a Negative
Declaration► wan filed regarding linag rinapital Emergency Raam
Expansion (UP-1421-P) in lieu of an E.I.R.
We do not feel satisfied that we are completely protected because
of this.
i
i. We would like all the facts that an E.I.R will disclose before we
can make a decision.
After all the facts are available, then we may support the
Emergency Room expansion, however, at this point all we can refer
to is the ,Negative Declaration which is not the result of a scientific
study, but in fact is based on pure assumption.
We therefore request that an E.I.R. be done before any decision is
made by the Planning Commission.
The second point I wish to address is the paragraph "Project
Description" in the Negative Declaration, whereas it is stated that
the proposed second level would be approximately 17' higher than
the existing Emergency Room roofline.
2. At a meeting that officials of Hoag held to inform people of the
Emergency Room expansion it was stated by the Hoag presenter
that the Emergency Room roofline would be 22' above the existing
roofline.
We would like the information to be more accurate, if possible.
Five (5) feet is a very significant difference.
S'nc rely, yo r�
�f•
Ross Al. Riba+ido
Belle M. Ribaudo
� I
f • . PLANNING DEPARTMENT
A' �ITy OF NEWPORT REACH
OCT 23 1991
October 20, 1991 AM PM
71819110111112111213141516
City of Newport Beach
Planning Department
::;._.GU Newport Boulevard
Newport Beach, CA 92659-1768
Att: John H. Douglas, Environmental Coordinator
Re: Negative Declaration for Hoag Hospital Emergency Room Expan-
sion (UP 1421-P)
Dear Mr. Douglas:
I am concerned that some of the explanations in the Environmental
Analysis Checklist Explanations are not adequate and therefore
the Negative Declaration is deficient. Those concerns are as
follows:
Project Description:
I
The single drawing submitted is not sufficient to show the public
1, enough detail to visualize the scale of the project and thereby
I the visual impact. There were no drawings showing the height
and width (side elevations) relative to the tower and adjacent
buildings.
Items 2, 6; Air, Noise:
Dust and high noise levels are expected during construction.
City and AQMD polici-es are cited as controlling measures. No
monitoring measures are indicated to assure conformance to these
policies. I am a resident of Villa Balboa and an immediate
2, neighbor. Past experience with construction of the Cancer Cen-
ter, parking structure addition, Child Care facilities and recent
i modifications to the ICU in the tower building have demonstrated
to me that control measures are not always followed. For
example, it was not unusual that truck traffic and equipment
operation would start as early as 5:00 a.m, on and, near the ser-
vice road alongside Villa Balboa. Dust-blowing machines have
been used before dawn to clear parking areas before re-paving
or pai-nting (striping) .
i Construction noise will be a major nuisance to nearby residents,
contrary to the Explanation which states that this activity is
"not e,:pected to be significant due to its temporary nature. "
According to Hospital officials, outside construction is expected
to continue for a year after, construction is started. Past
3 experience with eight-hour continuous operation of high speed,
diesel driven portable equipment such as compressors and electric
generators can be very disturbing to nearby residents. The mag-
nitude and duration of such nuisances should be monitored and
controlled along with some apparent means of recourse for nearby
residents.
For one thing, it would be .helpful if the proponent would notify
•
the immediate neighbors of any anticipated major change in any
3• dust or noise generating activity during the construction period.
Item 13. , Transportation/Circulation/Par sing:
i
The Explanation is misleading when it states: "there will be no
f increase in traffic due to the project. " Technically, it may be
I true, but it would be much more straightforward to state there
will be increased traffic due to community growth and usage and
4• the expansion is designed to accommodate this increase. The
explanation should then go on to address the problems that the
increased traffic will bring.
The Explanation is deficient in that the routing of the Emergen-
cy boom traffic is not addressed at all . ' Will it change with the
t expansion, eg, will the north end of the service road experience
increased use for emergency room access?
In conclusion, I take exception to the Mandatory Findings of Sig-
nificance, Item 1. The Negative Declaration does not contain an
adequate descrition of the project, as noted. Without including
requirements for monitoring activities and providing for related
enforcement there may be significant degradation of the quality
of the environment for the neighbors.
Sincerely,
l/vaz� nit /J
William S. J ings
284 Cagney Lane, #108
Newport beach, CA 92663
October 22, 1991
Planning Commission
City of Newport Beach
RE: EXPANSION OF HOAG HOSPITAL
Gentlemen:
Development at the Hoag Hospital site continues to evolve
form the original proposal which was ambitious in its own
right.
Building an addition to the original Hoag Hospital footprint
is not an economic necessity for the existing facility and
does have an economic cost to the approximately 500 voting
families living in Villa Balboa and the approximate 400
voting families in Versailles.
I object to any expansion of the existing facility because
the noise, traffic and pollution of the existing facility is
comparable to an industrial complex. Any expansion of an
industrial facility must be closely weighted against the
benefits to the community.
Vote NO on the proposed expansion.
Since ly,
slie . Andrews
260 Cagney Lane, #316
Newport BEach, Ca 92663
RECEIVED BY
PLANNING DEPARTMENT
rITY OF NEWPORT BEACH
AM OCT 23 1991 PM
718,9110,11,12,11213141516
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CHAMBERLAIN AND VIALI
n .ROfC55ONn1 IPW CONPORP)CNN
1.100 DOVE STRECT
THIRD FLOOR
NEWPORT BEACH. CALIFORNIA 92660
TELEPHONE (71414]6•8303
u OHN P CHAMBERLAIN•t ADMITTED TO THE BAR OF'
SUZANNE VIAU CHAMBERLAIN' 'CALIFORNIA
tNEW YORK
October 22 , 1991 tWASHINGTON D.C.
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, California 92659
ATTN: Norma Glover, Secretary
City of Newport Beach Planning Commission
RE: Use Permit Number 1421 and Traffic Study Number 79
Dear Mrs . Glover:
Pursuant to that notice of public hearing relative to the above-
mentioned matter set for 7 : 30 P.M. on October 24, 1991 , the
undersigned hereby file their opposition and objection to the
application ' of HOAG HOSPITAL as presented to the City of Newport
Beach.
The bases of our objection is founded upon current California
law, as well as , general principles of fair and impartial
disclosure assuring adequate due process in order to give all
citizens , knowledgeable in these matters or not , the ability and
opportunity to respond to the application in a meaningful and
accurate manner.
In support of our objection , please find attached Exhibit "A" ,
i Review of HOAG HOSPITAL Emergency Room Expansion. Finally, at
this point in time, we do not represent any individuals or
entities in this matter, and are responding as directly affected
citizens of the Newport Community.
Very truly yours ,
Ala
1v • •
1/ JTP0C1SVC:
HN P. CHAMBERLAINS ZA NE VIAU CHAMBERLAIN
cp
enclosures (7 copies with cover letter)
4
REVIEW OF
HOAG HOSPITAL EMERGENCY ROOM EXPANSION
(UP 1421-P)
NEGATIVE DECLARATION/INITIAL STUDY
prepared for:
JOHN P. CHAMBERLAIN
Chamberlalin and vau
1300 Dove Street, Third Floor
Newport Beach, CA 92660
prepared by:
THE PLANNING CENTER
1300 Dove Street
Suite 100
Newport Beach, CA 92660
(714) 851-9444
EXIIIJ3IT "A„
October 18, 1991
I •:
REVIEW OF
HOAG HOSPITAL EMERGENCY ROOM EXPANSION
(UP 1421-P)
NEGATIVE DECLARATION/INITIAL STUDY
Crucial to the environmental process is the complete and accurate definition of a "project" . The
CEQA Guidelines clearly define "project" to incorporate the "whole of an action." An agency
may not split a project into its parts; projects must be reviewed in a single environmental
document. To do so improperly minimizes the overall environmental impact generated by the
project and thwarts the public disclosure purpose of the California Environmental Quality Act.
In Christward Minis_yr v. Superior Court (4th Dist. 1986) 184 Ca1.App.3d 180, 197 [228 Cal.
Rptr. 868, 878], the court rejected an initial study that described the project in only vague terms
and ignored its relationship to a larger project.
As provided to residents, the Hoag Hospital Emergency Room Expansion Negative Declaration/
Initial Study, referred to herein as the Negative Declaration, provides only the briefest of
descriptions of the project. While it acknowledges on page 6 that the emergency room expansion
is part of a larger expansion of the Hoag Hospital facility, the Negative Declaration provides no
discussion of the ultimate master plan for the hospital. The absence of such a description makes
1 it difficult to review this first phase expansion's relationship to the larger project. The Negative
Declaration simply concludes that "no cumulative impacts are anticipated," but provides no
supporting evidence. The document does not analyze full buildout of the facility nor even
describe the expanded facility.
The deficiencies in the project description make it extremely difficult to assess adequacy of the
Negative Declaration. Without answers to a number of questions, the reviewer can only guess
at the long-term implications of the emergency room expansion. The Initial Study supporing the
Negative Declaration omits a number of items typically contained in such studies. There are no
detailed floor.plans, elevation drawings for visual impact considerations, photographs of the
existing structures to be modified, or photographs of the surrounding structures and adjacent uses.
The following questions and issues were raised after a preliminary review of the Negative
Declaration/Initial Study. Additional impact concerns will likely be raised after the City makes
full disclosure of the project's characteristics. Also, the following issues concern only the
emergency room; there are also a full range of issues related to cumulative development of all
phases of hospital expansion.
Noise
2. I The second-level addition to the emergency room would be approximately 17 feet higher than
the existing emergency room roofline.' Although the issue is not discussed in the Negative
Declaration, the height change may require modification of the flight pattern of helicopters using
the emergency helipad. The more substantial changes reflected in the master plan may also
require flight path modifications.
2. Without a review of modified flight patterns, it is not possible to determine the level of impact
associated with helicopter noise. Since there are sensitive receptors immediately adjacent to the
hospital, any change in flight patterns may result in significant environmental impact. The
Negative Declaration includes one noise mitigation measure, but it is unrelated to helicopter
noise.
The environmental analysis should be expanded to fully review potential noise impacts from all
sources. This is especially sensitive since the Hospital Master Plan EIR concludes that the noise
3 impact is significant on a cumulatively basis. In addition, mitigation measure #2 has no force
of law so as to serve as "effective mitigation" and, therefore, amounts to no mitigation under
current California law (see Oro Fi no Gold Mining Corp v. County of El Dorado 225 Cal.App.
3rd 872, 1990).
Light and Glare
The analysis of light and glare is limited to the outdoor lighting system. The emergency room
expansion may also generate glare from reflections of afternoon or morning sunlight. This issue
is not discussed, and because of the omission of a full description of the project, a proper review
4. of this issue is not possible.
Due to the sensitivity of adjacent uses, a full review of potential glare impacts should be
undertaken. This is especially important since the design of the emergency room expansion may
establish the design precedent for the master plan.
Aesthetics
The one graphic provided in the Negative Declaration shows only the emergency room's location
and foot print. Detailed floor plans and elevation views are not provided. For a project where
5, views and elevation differences are very sensitive, it is critical for the project description to
include elevation views of the proposed improvements. Despite the visual sensitivity of the
project area, a description of construction materials and design elements are omitted, making a
review of aesthetic impacts impossible.
6 I The Land Use discussion of the Negative Declaration acknowledges that the ER would extend
17 feet above the existing roofline. The study simply concludes that "no significant land use
' However, representatives of the Hospital advised residents in the evening of October 5,
1991, that the height will be 22 feet higher than the existing roofline. This discrepency
further brings the adequacy of the project description into question.
7
L [
•
impacts are anticipated" without any analysis provided or even a justification for this conclusion.
The Aesthetics section of the Negative Declaration refers back to the Land Use section, without
6. providing additional review of this sensitive issue. The Negative Declaration provides no review
of potential aesthetic impacts of the emergency room expansion, nor its potential to set precedent
for the mid-rise zone height limit in the master plan.
Human Health
The Negative Declaration briefly discusses the handling of hazardous materials, but does not
review health issues related to demolition activities required by the remodeling. The age of the
7. building or its construction materials are not identified. No attempt has been made to identify
potential health problems related to asbestos or similar materials.
The analysis of human health should be expanded to include a review of building materials to
be removed from the structure, and potential impacts related to removal and transport.
Mandatory Findings of Significance
This section of the Negative Declaration concludes that "there are no long-term environmental
goals that would be compromised by the project" and that "no cumulative impacts are
anticipated." However, these conclusions are reached without supporting evidence. How can
the City conclude that no cumulative impacts will occur when the full hospital expansion master
plan has not been reviewed, or even identified?
8.
This is even'more troublesome when the EIR for the Hoag Hospital Master Plan concludes that
the master plan will result in a significant ficant unavoidable adverse impact on adjacent land uses.
The EIR states that "the placement of Hospital buildings closer to residential units located to the
west of the Upper Campus is a significant impact when considered in combination with other
impacts such as shade and shadow and noise impacts at this location." Since the emergency
room expansion is located in this same area, how is it possible to-reach two opposite conclusions
for land use impacts? The EIR states that the expansion is a significant impact, while the
Negative Declaration concludes that there is no land use impact, even on a cumulative basis.
4
CITY OF NEWPORT BEACH
OFFICE OF THE CITY ATTORNEY
MEMORANDUM
October 24, 1991
TO: Environmental Coordinator
FROM: Robert H. Burnham, City Attorney
SUBJ: Hoag Hospital Emergency Room Project
Critique Of Initial Study
You have asked for an opinion regarding comments submitted by
John Chamberlain and the Planning Center that separate
environmental analysis of the Emergency Room expansion is an
improper segmentation of a larger project. We are of the opinion
that processing the Emergency Room expansion as a separate project
is consistent with CEQA and the Guidelines. CEQA does prohibit
agencies from chopping up large projects into smaller pieces to
avoid analysis of the overall environmental impact, but that is not
being done in this case.
CEQA is essentially an environmental full-disclosure statute.
The Negative Declaration fully discloses the impacts of the
proposed Emergency Room expansion as a stand alone project. The
Master Plan EIR evaluates the impacts of the Emergency Room
expansion in combination with the much more significant development
proposed by the Hoag Master Plan. Processing -the Emergency Room
expansion prior to consideration of the Master Plan does not alter
the nature of the information provided to the public, affect the
nature or type of impacts analyzed in the Master Plan EIR, or
affect the City's ability to impose all feasible mitigation
measures identified in the Master Plan EIR.
The decision cited by those commenting does not support their
contention. The case cited involved a general plan amendment
changing the designation of property to a solid waste facility site
and adopting guidelines for avoiding conflicts between those
facilities and surrounding land uses. The City prepared a Negative
Declaration arguing a Use Permit would be required before any
expansion of the current facility and environmental documentation
would be performed at that time. The Negative Declaration did not
evaluate the impacts of the additional uses the general plan
amendment authorized on the site. In contrast, the Initial Study
of Negative Declaration for the Hoag Emergency Room expansion
properly defines the project and evaluates the potential impacts of
i
Environmental Coordinator f
October 24, 1991
Page 2
the project. Moreover, the Master Plan EIR has been prepared and
evaluates the impacts of the larger project.
The Emergency Room is an appropriate stand alone project.
Emergency Room expansion is distinct from other development
contemplated on the upper and lower campus and fully analyzed in
the Master Plan EIR. The need for the proposed Emergency Room
expansion is unrelated to development proposed in the Master Plan
and, in turn, development on the lower campus and an expansion of
the Critical Care Unit is totally unrelated to a properly sized
Emergency Room. The only connection between the Emergency Room
project and the development contemplated in the Master Plan is the
proximity and location. Since the Master Plan EIR fully considers
the impact of all proposed development on the upper and lower-
campus, there is no violation of CEQA or t Guidelines.
RHB:gr -•- ._ _
gr/bobhoag.mem
Y: f • . October 24, 1991MINUTES
COMMISSIONERS
c,P•P,p� � y�
0���� CITY OF NEWPORT BEACH
ROLL CALL
is a time limit as to how long a banner can be located on the site,
and that Code Enforcement Officers enforce the Ordinance
accordingly.
Ayes * * Motion was voted on to approve Amendment No. 727 and adoptINDEX
Absent * * Resolution No. 1268. MOTION CARRIED.
A Traffic Stuff No 79 (Public Hearing) Item No.4
Request to approve a Traffic Study so as to permit the construction Ts #79
of 13,691± square foot (gross) of additions to Hoag Memorial UP1421A
Hospital; and the acceptance of an environmental document.
Approved
AND
B. Use Permit No 1421 (Amended) (Public Hearing)
Request to amend a previously approved use permit which allowed
the expansion of the Hoag Memorial Hospital located in the A-P-H
District. The proposed amendment includes a request to expand
the existing emergency wing of the hospital to include: a new
service level addition including a new loading dock area; the
expansion and renovation of existing emergency room facilities;and
the construction of emergency room staff facilities to include
offices, secretary work areas, a classroom, doctors' and nurses'
lounge and locker rooms. The proposal also includes improved
elevator access to the existing second floor helipad.
LOCATION: Parcel No. 1 of Record of Survey 15-30,
located at 301 Newport Boulevard, on the
southwesterly corner of Hospital Road and
Newport Boulevard.
ZONE: A-P-H
APPLICANT: Hoag Memorial Hospital Presbyterian ,
Newport Beach
OWNER: Same as applicant
-17-
" COMMISSIONERS i • October 24, 1991MINUTES
CITY OF NEWPORT BEACH
ROLL CALL INDEX
William Laycock, Current Planning Manager, referred to the
addendum to the staff report in response to letters received by staff
concerning the Environmental Document.
John Douglas, Principal Planner, addressed the Hoag Memorial
Hospital Master Plan that is currently being reviewed by staff, and
the draft EIR that is currently available to the public for review.
The proposed expansion of the emergency room facility located on
the Hoag Hospital campus is being treated separately because the
existing emergency room is vastly over capacity, inasmuch as it was
designed for a much smaller patient load. The proposed project is
designed to accommodate existing demand for emergency services
in the community, and not intended to address future demand.
Mr.Douglas responded to the letters in the staff report's addendum
wherein he indicated that one of the main concerns is that the
project is being considered separately from the overall Master Plan
and the proposed project should be treated in unison with the
proposed Master Plan. He explained that staff conducted an
environmental analysis of the project, all of the potential
environmental impacts were considered, and on the basis of the
analysis, staff concluded that there were no significant impacts that
would directly result from the subject project, and on that basis, a
Negative Declaration was prepared and posted for public review.
Commissioner Edwards requested that Robin Flory, Assistant City '
Attorney, respond to Mr. John P. Chamberlain's letter dated
October 22, 1991, and the City Attorney's Office response dated
October 24, 1991, in response to Mr. Chamberlain's letter. Ms.
Flory explained that CEQA states that the proposed project is
appropriate to stand alone inasmuch as it does not generate any
other additional expansion efforts. Furthermore, the project is not
being segmented out to avoid environmental review of a larger
project because an environmental review of a larger project is
occurring. The project is being segmented out because it does
operate as an individual project. The accumulative affects are also
to be reviewed, and they are being reviewed in terms of the over-
all document, but the Planning Commission is being given a more
detailed look of a project as it stands on its own rather than as an
accumulative impact with the Master Plan.
In response to a question posed by Commissioner Edwards
regarding the cumulative effect of the emergency room expansion,
-18-
(r•♦ Y
C
r •COMMISSIONERS October24, 1991MINUTES
�
CITY OF NEWPORT BEACH
ROLL CALL
INOEX
Mr. Douglas explained that the draft EIR prepared for the Master
Plan addresses the entire project that includes the proposed
expansion of the emergency room. He further explained that
CEQA is designed to prohibit piecemeal analysis, and approval of
an early phase of a project that would commit the City to
approving an entire project, or an irreversible action that could not
be turned around and changed later, would be inappropriate. Mr.
Douglas stated that if the Planning Commission approved the
proposed expansion of the emergency room,the Commission would
not be committing the City to approving the Master Plan, and also
by approving the subject project, the Commission would not be
precluding any other options with respect to the Master Plan.
Commissioner Gross concluded after Mr. Douglas' presentation
that the Negative Declaration is adequate, and only because of a
potential implied relationship that there may be controversy.
The public hearing was opened in connection with this item, and
Mr. Michael Stephens, President of Hoag Memorial Hospital,
appeared before the Planning Commission. In response to a
question posed by Chairman Di Sano, Mr.Stephens concurred with
the Findings, Mitigation Measures, and Conditions contained in
Exhibit "A". Mr. Stephens stated that the proposed emergency
room consists of 13,691± square feet representing expansion on
three levels of the existing emergency care unit, and it is the first
phase of a two phase project. He said that once the construction
is completed, the applicant would be able to renovate the existing
clinical area for the emergency care unit so that each would
function as a single integrated unit. Mr. Stephens explained that
the existing emergency care unit was designed for approximately
18,000 visits, and the 17 treatment rooms that currently exist
correspond with that number of visits.The planning documents that
equate treatments areas indicate that it would be necessary to
double the number of treatment units in order to serve the 38,000
visits that the Hospital received in 1990. Mr. Stephens determined
that the existing emergency room is under-sized, and that the
proposed project is needed by the Hospital. Mr. Stephens further
explained that there are changes in technology and medical care
that require additional treatment areas, and treatment areas that
are larger than were anticipated at the time the emergency room
was designed and became operational in 1974. Mr. Stephens
addressed the crowded conditions that currently exist in the
emergency room;the need for the proposed expansion; the pace of
the development and review process of the Hospital's Master Plan
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and the prospects of the final approval of the Mastend the
urgency of the proposed expansion as soon as the ple been
approved by the State Department of Health.
Mr. Stephens stated that the design of the proposety is anattempt to reduce the impact on adjoining proand acompelling reason to add a third level on to the p not toextend the expansion beyond the existing buildingration.He said that the proposed project will not be develloser tothe neighbors than the existing structure, and the teurts on
the Versaille residential condominium property are located across
the service road from the Hospital.
In response to questions posed by Commissioner Edwards, Mr.
Stephens replied that the construction of the exterior portion of the
expanded emergency care unit is proposed to take 16 months. Mr.
Stephens further replied that emergency care and paramedic
transports draw from a wider area than the Newport Beach and
Costa Mesa community.
Commissioner Debay stated that a 75 foot setback is proposed
between the proposed facility and the adjoining property.
Dr. Greg Super, 4000 River Avenue, Physician Director of the
Emergency Care Unit, appeared before the Planning Commission.
Dr. Super stated that the number of patients using the Emergency
Care Unit has doubled since the original facility was planned, and
the complexity of providing care in the Emergency Department has
increased to become as big a factor as the number of patients.
There have been changes in emergency care in the past 15 years
that have created additional time spent by patients in the
Emergency Department: the free-standing emergency centers take
care of problems that are of a minor and quick nature; the
Emergency Care Unit takes care of patients that consist of more
serious illnesses requiring greater and longer testing and longer
periods of care; inasmuch as the cost containment effort is very
expensive to be admitted to a hospital, tests are being run in.the
Emergency Department for patient evaluation; and an increase in
medical technology allows testing in the Emergency Department.
Dr. Super stated that inasmuch as the Hospital administers the
entire paramedic program for the community, the Emergency
'Department will provide the service on-site instead of off the
campus so as to keep the paramedics near the emergency response.
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In response to questions posed by Commissioner Gross, Dr. Super
replied that the proposed facility would accommodate and not
exceed 38,000 patients. Mr. Stephens replied that the State
Department of Health will approve the architectural plans, and the
proposed plans are currently in design and review. Mr. Stephens
further replied that the State Department of Health does not
review the proposal for any type of environmental impacts.
In response to questions posed by Chairman Di Sano, Dr. Super
replied that once the 17 treatment stations are in. use in the
Emergency Department, there are spaces that the Fire Marshall
has requested that could accommodate approximately 10 people
that the Hospital keeps clear; however, the spaces could be used in
the event of a major disaster. Dr. Super stated that after the
proposed emergency center is completed, about twice as many
treatment stations would be available than what currently exist.
The Planning Commission recessed at 8:45 p.m. and reconvened at
8:55 p.m.
Mr. Bill Jennings, Villa Balboa, appeared before the Planning
Commission. He did not question the need for Hoag Memorial
Hospital to expand the Emergency Room; however, he had
concerns with respect to the Negative Declaration's Environmental
Analysis Checklist. Mr. Jennings addressed the Negative
Declaration, Project Description, and he indicated that the one
drawing that was issued with the initial document did not supply
enough details to allow a neighbor to visualize the scale of the
project or a visual impact. He stated his concerns regarding air and
noise during the construction period based on his previous
experiences during construction of various Hospital projects, and he
said that the City's and AQMD control measures are not always
followed, he.: truck traffic and heavy equipment start at 5:00 a.m.,
and the engine noise emitting from diesel powered equipment and
heavy equipment run 8 hours a day. He suggested that the
magnitude and duration of the noise should be monitored and
controlled within reasonable limits, and if the noise becomes a
chronic nuisance,what can the community do about it.In reference
to Transportation and Circulation, Mr. Jennings stated that the
explanations are misleading when it states there will be no increase
in traffic due to the project, and that the traffic has increased due
to community growth and the use of the Hospital. He indicated
that it would be a fairer statement if it was stated that the traffic
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will increase and the facilities are being expanded to accommodate
it. He pointed out that the route of the Emergency Room traffic is
not addressed in the Negative Declaration.
In response to questions posed by Commissioner Debay, Mr.
Jennings concurred that he does not oppose the proposed project;
however, he requests conditions that will monitor the traffic and
operating hours of the construction work. Don Webb, City
Engineer, stated that the Uniform Building Code provides the
construction operating hours, and the Building Department
enforces said hours. Mr. Laycock explained that if there are
complaints because construction starts before 7:00 a.m., a Building
Official would contact the applicant. Mr. Webb stated that the
Police Department would consider the noise emitting from the
construction site during non-working hours as a public nuisance,
and would consider shutting the contractor down if the noise is
considered excessive of the Ordinance requirements.
Commissioner Glover stated that it was her interpretation that the
Negative Declaration indicated that no more traffic will be
generated because there will be more emergency stations, and that
patients will have to wait for a shorter amount of time to receive
attention. Mr. Douglas concurred that the expansion of the floor
space of the Emergency Room would not attract more people to
the Emergency Room, and the level of patients is determined by
illness and accidents in the community and not the space of the
facility.
Mr. Alec Cormack, 260 Cagney Lane, appeared before the
Planning Commission in support of the proposed project; however,
he expressed his concern with the increase in supplies that will be
delivered by truck on the service road and loading dock. He said
that the noise from the delivery trucks currently begins early in the
morning into late at night seven days a week, and he suggested that
the delivery trucks operate from 6:00 a.m. to 9:00 p.m.
Ms. Rosemary Steinbrecher, 100 Scholz Plaza, No. 112, appeared
before the Planning Commission. Ms. Steinbrecher suggested that
the Emergency Care Center be relocated to an area that is not
adjacent to a residential area. She referred to the noise emitting
from the loading dock and dumpster area early in the morning;
ambulances arriving at the Hospital in the middle of the night; and
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the Hospital is proposing to expand beyond the needs of a City of
65,000 residents.
Ms. Steinbrecher and Commissioner Gross discussed the dates of
completion of the Versailles Condominium project and the
Hospital Towers. In response to a question posed by
Commissioner Gross with respect to adding a condition that would
prevent trucks from arriving at the Hospital prior to 7:00 a.m. after
construction is completed, Ms. Steinbrecher replied that said
condition would satisfy one of her concerns,but it would not satisfy
her concern with respect to the ambulances arriving at the Hospital
with the sirens on in the middle of the night.
Commissioner Debay referred to Mitigation Measure No. 2 stating
that the City of Newport Beach shall send a letter to each emergency
vehicle company that delivers patients to Hoag Hospital requesting
that, upon entrance to either the Upper or Lower Campus, emergency
vehicles turn off their sirens to help minimize noise impacts to
adjacent residents. Commissioner Debay further stated that the
Emergency Care Center is a facility that is available to up to
100,000 tourists visiting the City each day during the summer
months.
Commissioner Edwards stated that Ms. Steinbrecher's concerns of
ambulance noise and vehicles arriving before 7:00 a.m. currently
exist, and would exist even if the proposed expanded Emergency
Care Center is not built.
Ms. Jill Lindsay, 4 Balboa Coves, appeared before the Planning
Commission on behalf of the Balboa Coves Community
Association, and she referred to the Association's letter addressed
to the Planning Commission dated October 16, 1991. In reference
to Mitigation Measure No.2 regarding emergency vehicles entering
the Lower Campus, Ms.Lindsay stated that the entrance from West
Coast Highway has never been used for emergency vehicles, and
she recommended a circulation report inasmuch as residents of
Balboa Coves are concerned with the traffic at the intersection on
West Coast Highway. She suggested that the proposed project be
continued and be considered at the same time the Planning
Commission addresses the Master Plan. Ms. Lindsay stated that
representatives from Hoag Memorial Hospital had one meeting
with the Balboa Coves Community Association last summer.
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In response to a request by Commissioner Glover, Ms. Lindsay
stated that the traffic light proposed at the intersection of Balboa
Coves and West Coast Highway has not been addressed in the
Master Plan. Mr. Webb replied that the City Traffic Engineer
selects intersections with a history of traffic so as to provide an
existing traffic count for comparison, and he said that up until the
past few months, the intersection at Balboa Coves and West Coast
Highway was not in operation and the traffic studies were
completed prior to the time of installation. He explained that the
intersection will be included in the over-all Traffic Phasing
Program for 1992. Ms. Lindsay responded that Balboa Coves'
review of the preliminary Traffic Study for the Master Plan
determined that 13,000 trips would be generated through the
intersection per day. Mr. Webb stated that a fourth lane on West
Coast Highway is proposed by Hoag Memorial Hospital in front of
their property which increases the capacity of the intersection
significantly, and the City does not anticipate that the level of
service at the intersection will be unacceptable. He suggested that
a discussion of the Traffic Study be delayed until the Master Plan
is considered.
Commissioner Edwards questioned if the aforementioned Balboa
Coves' review of the preliminary Traffic Study only relates to the
proposed project. Ms. Lindsay and Commissioner Edwards
discussed how the preliminary Traffic Study extrapolates the
square footage of the proposed Emergency Room.
Commissioner Debay stated that the existing Emergency Room was
designed in 1974, the process of the General Plan Build-Out
addresses the next 20 years, and the expansion of the Emergency
Room is an immediate need. She explained that the Hospital's
Master Plan will be considered by the Coastal Commission, and
inasmuch as the Emergency Room is not located in the Coastal
Zone, the facility could be built and operating soon.
Commissioner Gross referred to a Memorandum from Rich
Edmonton, City Traffic Engineer, to John Douglas, Principal
Planner, dated October 8, 1991,stating that the Intersections nearest
the hospital were reviewed to determine the increase in traffic that
would exceed the 1%threshold for the peak period. An additiona175
or more trips would be required on the lowest volume approach at
Coast Hwy and Superior or 45 or more trips in the peak period
coming from Newport Boulevard onto Hospital Road. In my opinion,
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it is highly unlikely that there could be this great an increase in traffic
resulting from the proposed expansion.
Mr. Charles Holmes, 280 Cagney Lane, appeared before the
Planning Commission. He addressed his concern regarding noise
emitting from the Hospitars trash dumpster in the early morning,
and delivery trucks allowing their engines to run. Traffic starts on
the service road from Hospital Road to West Coast Highway
between 5:00 a.m. and 6:60 a.m., and the service road should only
be travelled by Hospital employees. In response to a comment in
the staff report regarding construction of a temporary nature, Mr.
Holmes stated that the construction noise will last one year.
Commissioner Gross asked if an added condition prohibiting truck
traffic on the service road prior to 7:00 a.m. would be acceptable.
Mr. Holmes stated that the condition would help the residents.
In response to a question posed by Commissioner Glover, Mr.
Holmes explained that the foregoing service road is a private
interior road that is also used by the public. Ms. Flory explained
that it is possible to drive from Hospital Road, adjacent to the
parking structure, to West Coast Highway.
Ms. Kathleen Kyle, 280 Cagney Lane, appeared before the
Planning Commission. Ms. Kyle stated that based on her
experience as a nurse, she questioned the need for an expansion of
the Emergency Room, and she stated that the proposed Emergency
Care Center is beyond the size and needs for the City. She stated
that the Hospital is not one of the three trauma centers in Orange
County, and if a major disaster occurred, the patients would be
transferred to one of the three trauma centers. Ms. Kyle stated
that an Urgent Care Center could accommodate some of the
38,000 patients that registered at the Emergency Room in 1990,
and the Urgent Care Center could be built elsewhere on the
Hospital campus. Ms. Kyle objected to the noise coming from the
Hospital before 7:00 a.m.
Dr. Mark Ezekiel, Villa Balboa, appeared before the Planning
Commission. Dr. Ezekiel supported the proposed Emergency
Room; however, he expressed his concern regarding the traffic
from West Coast Highway on the service road. Dr. Ezekiel
indicated that the service road is controlled after 7:00 p.m. or 9:00
p.m. with the exception of emergency equipment and delivery
trucks, and he objected to the delivery trucks using the service
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road. In response to a question posed by Commissioner Edwards,
Dr. Ezekiel stated that the noise could be mitigated by closing the
service road at night with the exception of the paramedics.
Mr. Leon Nimburg, 260 Cagney Lane, appeared before the
Planning Commission, and he concurred with the foregoing
concerns expressed by the residents. He questioned the purpose of
considering the proposed Emergency Room separately from the
Master Plan. Mr. Nimburg stated that Hoag Memorial Hospital is
a very successful business and the Hospital may consider
advertising emergency services.He stated that 27 treatment rooms
would not be large enough to accommodate the public in the event
of a disaster, and the patients would be transferred to the trauma
centers.
In response to a question posed by Mr. Nimburg regarding the
procedure that the applicant is required to follow to process the
application,Mr.Douglas explained that the Planning Commission's
action is the final action unless the City Council reviews the Use
Permit, the approval by the State Department of Health is
required, and no action is required by the Coastal Commission
because the Emergency Room is not in the Commission's Sphere
of Influence. Mr. Douglas explained that it can take up to four
months for an application to be processed by the Coastal
Commission.
Mr. Bill Huff, 260 Cagney Lane, appeared before the Planning
Commission, and he concurred with the residents' foregoing
testimony. He stated that a portion of his view was lost by the
parking structure and the small tower, and he requested that the
Planning Commission reconsider the original plan in 1979 which
was to build away from the residential area. He said that the
proposed cantilevered structure would be about 25 feet from his
window, and he indicated that he would be affected by the
proposed project.
In response to a question posed by Commissioner Gross, Mr. F. W.
Evins,Vice President of Hoag Memorial Hospital, appeared before
the Planning Commission, and he pointed out that 260 Cagney
Lane is directly across from the employee's cafeteria patio. Mr.
Evins stated that the proposed Emergency Room is on the other
side of the two story radiology and laboratory building. Mr. Evins
stated that Mr. Huff was referring to a critical care surgery facility
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that is included in the Master Plan. In response to concerns
expressed by Mr. Huff regarding an increase in traffic,
Commissioner Gross referred to Mr.Edmonston's foregoing letter
stating that the impacts on traffic will be negligible. In response to
a question posed by Commissioner Gross, Mr.Huff replied that an
added condition preventing delivery-trucks before 7:00 a.m.would
not satisfy his concerns.
Ms:-Sheila Valenzuela, Villa Balboa and realtor, appeared before
the Planning Commission. She stated the expansion of the
emergency facility would have a negative impact on all of the
residents residing in Villa Balboa and the Versailles complex
inasmuch as the noise and traffic will increase. Ms. Valenzuela
addressed the helicopter flights; the condominiums adjacent to the
service road; and the negative economic impact by the properties
overlooking any of the Hospital facilities. She suggested that the
Emergency Room be moved to another area on the Hospital
campus that does not affect residential properties.
Mr. Neil Rinella, Versailles resident and project architect for the
proposed project, appeared before the Planning Commission in
support of the expansion. He cited examples when the Hospital
responded to the neighbors' concerns during construction of
previous projects. Mr. Rinella stated that the President of the
Board of Directors at Versailles expressed an opinion that the
Versailles residents did not have a position inasmuch as they were
not directly impacted by what was occurring at the Hospital. He
stated that when he purchased his property he was aware that the
Hospital was adjacent to his condominium, and the activities that
occur at the Hospital are not out of line with what he expected.
Commissioner Glover stated that the residents will have to accept
that noise comes with construction, and the City could never put
enough mitigation on the project to eliminate the noise factor.
Mrs. Ellen Wilcox, 2027 Deborah Lane, appeared before the
Planning Commission in support of the project. She stated that all
of the members of her family have used the Emergency Room, and
she has met only residents of Newport Beach when she has been
at the facility. Mrs. Wilcox stated that the Hospital is a non-profit
organization, and there have been thousands of Newport Beach
residents who have raised money for the expansion of the Hospital,
including the proposed Emergency Room. Mrs. Wilcox described
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a personal experience she had on a week night when the
Emergency Room was overcrowded. She also stated that after the
City lifeguards rescue someone from the water, they use the
Hospital's Emergency Room as a backup facility. In conclusion,
Mrs. Wilcox stated that the Hospital was built before Versailles
and Villa Balboa, it is a fact that the Hospital would expand as the
community and population grew, and the adjacent residents should
not stop the rest of the Newport Beach residents from having
services that are needed.
Mr. Bob Badham, 1327 Antigua Way, appeared before the
Planning Commission in support of the proposed project. Mr.
Badham stated that Hoag Memorial Hospital has been a part of
the community since the 1950's,has grown with the community and
the size and the stature of the community, and the quality of the
health care is known throughout the area and beyond the borders
of the State. He stated that health care costs have gone up
dramatically, and health care cost containment is the subject of
every economist that has to do with medical care throughout the
Country. He said that Emergency Rooms are going to be more
important inasmuch as they are being used for quick care, and to
not expand to take care of the need that exists today, would be
short-sighted. Mr. Badham stated that not all of the patients
coming to the Emergency Room arrive by ambulance, and he
supported the proposed mitigation measures.
In response to a question posed by Commissioner Gross regarding
non-emergency traffic, Mr. Badham stated that the Hospital would
attempt to address any concerns that the residents may have
regarding non-emergency traffic.
Mr. Paul Nyquist, 1212 Cambridge Lane, appeared before the
Planning Commission in support of the Emergency Room. Mr.
Nyquist emphasized his objections to any further delay of the
construction and implementation of the Emergency Room.
Ms. Vicki Cleary, Emergency Services Coordinator at Hoag
Memorial Hospital, appeared before the Planning Commission.
She indicated that a percentage of the 38,000 visits to the
Emergency Care Unit represent people who were in an emergency
medical condition, and there are stringent State and Federal Laws
that prohibit Hospitals from transferring patients in emergency
medical condition. Ms. Cleary stated that the Hospital is a bay
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station hospital that directs pre-hospital care for the residents of
Newport Beach through the instructions that they give over
paramedic radio to the Fire Department paramedics. She advised
that the Hospital follows EMS regulations and the patients are
transferred to the closest trauma center that is able to accept them.
Hospitals are required to be prepared during a disaster, and Hoag
Hospital has recently helped to design and implement a model
system for hospitals throughout the State.
In response to a question posed by Commissioner Gross regarding
new technical equipment that is proposed, Ms. Cleary explained
that the additional square footage would allow the Hospital to
install more state of the art medical equipment.
Mr. Stephens reappeared before the Planning Commission in
response to previous testimony, and he stated that the proposed
Emergency Room is not a traffic generator in respect to the current
volume of deliveries. In reference to the Hospital being able to
administer early morning deliveries,Mr.Stephens emphasized there
are dynamics taking place throughout this part of the State and this
area that preclude that type of limitation inasmuch as traffic is
more congested, trucks leave earlier in order to make deliveries in
order to decrease costs and to become and remain competitive,and
he concluded there may be a time when trucks of a certain size will
be prohibited from being on the road other than at certain early
times.
Chairman Di Sano concurred with Mr. Stephens' testimony
concerning truck traffic wherein he stated that the City of Los
Angeles is currently ,studying the trucking industry during the
working day, and trucks are being forced to deliver in the evening
because of street congestion and the Air Quality Management
District.
In response to questions posed by Commissioner Edwards with
respect to the service road and noise during construction, Mr.
Stephens explained that a blockade has been installed between
I1:00 p.m. and 7:00 a.m. that only allows emergency vehicles. He
said that the traffic has been reduced on the service road because
of the ability to leave the Hospital site from the parking structure
to West Coast Highway. Mr. Stephens explained that he could not
assure the public that the service road could be closed off without
having to put up a barricade that cannot be breached by any type
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of vehicle, including emergency vehicles. Mr. Stephens stated that
the Hospital previously reacted to neighbors' concerns during
construction when complaints were issued regarding construction
noise.
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Ms. Flory addressed previous testimony given during the public
hearing. She referred to Finding No. 3, Use Permit No. 1421
(Amended) as the standard for approving the Use Permit and that
the standard for approval of the Environmental Document is a
determination that there is no substantial evidence the project will
result in a significant environmental impact. She said that
"dramatic evidence" is not really a standard for the Planning
Commission's consideration. In reference to prior testimony
concerning the Initial Study Document relative to obstruction of
scenic vista or open view to the public, Ms. Flory stated that those
provisions under the Initial Study are considered public views. In
reference to prior testimony concerning the impact on property
values, Economic and Social Impacts are generally not studied as
part of the Environmental Review process.
Motion * Motion was made to approve Traffic Study No. 79, Use Permit No.
1421 (Amended), and related Environmental Document subject to
the findings, mitigation measures, and conditions in Exhibit "A".
Commissioner Edwards addressed the testimony during the public
hearing, the intention that the Hospital would expand, and he
commented that the condominiums in the area should never have
been constructed. Commissioner Edwards pointed out that only
the Emergency Room is being considered, and he would not
consider this as an indication that the Master Plan would be
adopted.
Commissioner Debay supported the motion based on the need for
the expanded Emergency Room. She addressed the previous
testimony, that she is a Registered Nurse and a former patient at
the Hospital, and after visiting the existing Emergency Room she
would conclude that it is a sub-standard facility. She expressed
compassion for the impact incurred by the residents residing
adjacent to the Hospital. She said that when property is purchased
there are attached pros and cons, and, as a real estate agent, she
is aware of how important it is to disclose to buyers what is
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intended for the area and it is unfortunate that some of the
property owners did not know that the Hospital intended to expand
their facility. Commissioner Debay said that the residents have had
numerous meetings to discuss impacts and to try to come to some
agreement with representatives of the Hospital. She pointed out
that the Commission also has to plan for the entire City and the
region. Commissioner Debay stated that the best way would be if
Hoag Memorial Hospital could buy out the condominiums adjacent
to the service road for medical staff housing, and she expressed a
desire that the residents would be able to work together to mitigate
some of the impacts.
Commissioner Glover supported the motion. She stated that the
institutions in Newport Beach have made the City a wonderful
place to live, and it would sadden her to think that the residents
would restrict human beings' ability to get to a hospital for health
care. There are things about our neighborhood that we do not like,
and she referred to the traffic that is on her residential street day
and night, and the residents living under the airport traffic.
Commissioner Gross supported the motion wherein he stated that
he observed from a personal experience that the Emergency Room
was crowded on a Sunday night at 11:00 p.m. He said that it would
be a tragedy if someone died because the expansion of the
Emergency Room was denied. The testimony in favor of the
project far over-weighed the testimony in opposition to the project.
He said that he was going to make a motion to restrict traffic from
12:00 midnight to 7:00 a.m. with respect to non-emergency traffic;
however, he did not make the motion because it was pointed out
that the Air Quality Management District is making determinations
for the public.
Chairman Di Sano supported the motion, and he addressed the
public testimony. He based his support of the motion on previous
statements made by the Commission, and a statement in the staff
report wherein it states that Section 20.80.060 of the Municipal Code
provides that in order to grant any use permit, the Planning
Commission shall find that the establishment, maintenance, or
operation of the use or building applied for will not, under the
circumstances of the particular case, be detrimental to the health,
safety, peace, morals, comfort and general weelare of persons residing
or working in the neighborhood o— such proposed use or be
detrimental or injurious to property and improvements in the
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neighborhood or the general welfare of the City. He said that the
Planning Commission attempts to mitigate as much as possible;
however,there is an obligation to provide emergency service to the
residents and to the tourists visiting the City.
Ayes * * * * * Motion was voted on to approve Traffic Study No. 79, Use Permit
Absent * * No. 1421 (Amended), and Related Environmental Document.
MOTION CARRIED.
A. Environmental Document: Accept the environmental
document, making the following findings and requiring the
following mitigation measures:
Findinzs
1. That based upon the information contained in the Initial
Study, comments received, and all related documents, there
is no substantial evidence that the project, as conditioned or
as modified by mitigation measures identified in the Initial
Study, could have a significant effect on the environment,
therefore a Negative Declaration has been prepared. The
Negative Declaration adequately addresses the potential
environmental impacts of the project, and satisfies all the
requirements of CEQA, and is therefore approved. The
Negative Declaration was considered prior to approval of
the project.
2. An Initial Study has been conducted, and considering the
record as a whole there is no evidence before this agency
that the proposed project will have the potential for an
adverse effect on wildlife resources or the habitat upon
which wildlife depends. On the basis of the evidence in the
record, this agency finds that the presumption of adverse
effect contained in Section 753.5(d) of Title 14 of the
California Code of Regulations (CCR) has been rebutted.
Therefore, the proposed project qualifies for a De Minimis
Impact Fee Exemption pursuant to Section 753.5(c) of Title
14, CCR.
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Mitigation Measures:
1. Prior to the completion of the final design phase,the project
sponsor shall demonstrate to the City of Newport Beach
Building Department that all'facilities will be designed and
constructed to the most recent seismic standards as specified
by the Office of Statewide Health Planning and
Development.
2. The City of Newport Beach shall send a letter to each
emergency vehicle company that delivers patients to Hoag
Hospital requesting that, upon entrance to either the Upper
or Lower Campus, emergency vehicles turn off their sirens
to help minimize noise impacts to adjacent residents. Hoag
Hospital will provide the City with a list of all emergency
vehicle companies that deliver patients to Hoag Hospital.
3. Prior to issuance of any building permit (or commencement
of construction if no City building permit is required) the
applicant shall demonstrate to the Planning Department that
the lighting system shall be designed, directed, and
maintained in such a manner as to conceal the light source
and to minimize light spillage and glare to the adjacent
residential uses. The plans shall be prepared and signed by
a licensed Electrical Engineer, with a letter from the
engineer stating that, in his opinion, this requirement has
been met.
B. Traffic Study No. 79: Approve the Traffic Study, making
the findings listed below:
Findings:
1. That an evaluation of the project related traffic has been
conducted by the City Traffic Engineer which analyzes the
impact of the proposed project on the circulation system in
accordance with Chapter 15.40 of the Newport Beach
Municipal Code and Council Policy S-1.
2. That the City Traffic Engineer indicates that the project-
generated enerated traffic will neither cause nor make worse an
unsatisfactory level of traffic on any 'major', 'primary-
modified', or 'primary' street.
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C. Use Permit No 1421 (Amended): Approve the Use Permit
with the following findings and subject to the following
conditions:
Findinas
1. That the proposed development is consistent with the Land
Use Element of the General Plan and is compatible with
surrounding uses.
2. That adequate parking will be provided to serve the
expanded emergency care facilities.
3. That the approval of this amendment to Use Permit No.
1421 will not, under the circumstances of this case, be
detrimental to the health,safety,peace,morals,comfort and
general welfare of persons residing and working in the
neighborhood, or be detrimental or injurious to property
and improvements in the neighborhood or to the general
welfare of the City.
Conditions:
1. That development shall be in substantial conformance with
the approved plot plan, floor plans and elevations.
2. That this Use Permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
ADJOURNMENT: 11:00 p.m. Adjourn
s s s
NORMA GLOVER, SECRETARY
CITY OF NEWPORT BEACH PLANNING COMMISSION
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is a limit as to how long a banner can be located on the site,
and that Enforcement Officers enforce the Ordinance
accordingly.
Ayes * * * * * Motion was voted on to approve ent No. 727 and adopt
Absent * * Resolution No. 1268. MOTION CARRIE .
A Traffic Study No 79 Public Hearing) Item No.4
Request to approve a Traffic Study so as to permit the construction TS #79
of 13,691± square foot (gross) of additions to Hoag Memorial UP1421A
Hospital; and the acceptance of an environmental document.
Approved
AND
B. Use Permit No 1421 (Amended) (Public Hearine)
Request to amend a previously approved use permit which allowed
the expansion of the Hoag Memorial Hospital located in the A-P-H
District. The proposed amendment includes a request to expand
the existing emergency wing of the hospital to include: a new
service level addition including a new loading dock area; the
expansion and renovation of existing emergency room facilities;and
the construction of emergency room staff facilities to include
offices, secretary work areas, a classroom, doctors' and nurses'
lounge and locker rooms. The proposal also includes improved
elevator access to the existing second floor helipad.
LOCATION: Parcel No. 1 of Record of Survey 15-30,
located at 301 Newport Boulevard, on the
southwesterly corner of Hospital Road and
Newport Boulevard.
ZONE: A-P-H
APPLICANT: Hoag Memorial Hospital Presbyterian ,
Newport Beach
OWNER: Same as applicant
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William Laycock, Current Planning Manager, referred to the
addendum to the staff report in response to letters received by staff
concerning the Environmental Document.
John Douglas, Principal Planner, addressed the Hoag Memorial
Hospital Master Plan that is currently being reviewed by staff, and
the draft EIR that is currently available to the public for review.
The proposed expansion of the emergency room facility located on
the Hoag Hospital campus is being treated separately because the
existing emergency room is vastly over capacity,inasmuch as it was
designed for a much smaller patient load. The proposed project is
designed to accommodate existing demand for emergency services
in the community, and not intended to address future demand.
Mr.Douglas responded to the letters in the staff report's addendum
wherein he indicated that one of the main concerns is that the
project is being considered separately from the overall Master Plan
and the proposed project should be treated in unison with the
proposed Master Plan. He explained that staff conducted an
environmental analysis of the project, all of the potential
environmental impacts were considered, and on the basis of the
analysis, staff concluded that there were no significant impacts that
would directly result from the subject project, and on that basis, a
Negative Declaration was prepared and posted for public review.
Commissioner Edwards requested that Robin Flory, Assistant City
Attorney, respond to Mr. John P. Chamberlain's letter dated
October 22, 1991, and the City Attorney's Office response dated
October 24, 1991, in response to Mr. Chamberlain's letter. Ms.
Flory explained that CEQA states that the proposed project is
appropriate to stand alone inasmuch as it does not generate any
other additional expansion efforts. Furthermore, the project is not
being segmented out to avoid environmental review of a larger
project because an environmental review of a larger project is
occurring. The project is being segmented out because it does
operate as an individual project. The accumulative affects are also
to be reviewed, and they are being reviewed in terms of the over-
all document, but the Planning Commission is being given a more
detailed look of a project as it stands on its own rather than as an
accumulative impact with the Master Plan.
In response to a question posed by Commissioner Edwards
regarding the cumulative effect of the emergency room expansion,
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Mr. Douglas explained that the draft EIR prepared for the Master
Plan addresses the entire project that includes the proposed
expansion of the emergency room. He further explained that
CEQA is designed to prohibit piecemeal analysis, and approval of
an early phase of a project that would commit the City to
approving an entire project, or an irreversible action that could not
be turned around and changed later, would be inappropriate. Mr.
Douglas stated that if the Planning Commission approved the
proposed expansion of the emergency room,the Commission would
not be committing the City to approving the Master Plan, and also
by approving the subject project, the Commission would not be
precluding any other options with respect to the Master Plan.
Commissioner Gross concluded after Mr. Douglas' presentation
that the Negative Declaration is adequate, and only because of a
potential implied relationship that there may be controversy.
The public hearing was opened in connection with this item, and
Mr. Michael Stephens, President of Hoag Memorial Hospital,
appeared before the Planning Commission. In response to a
question posed by Chairman Di Sano, Mr.Stephens concurred with
the Findings, Mitigation Measures, and Conditions contained in
Exhibit 'W'. Mr. Stephens stated that the proposed emergency
room consists of 13,691± square feet representing expansion on
three levels of the existing emergency care unit, and it is the first
phase of a two phase project. He said that once the construction
is completed, the applicant would be able to renovate the existing
clinical area for the emergency care unit so that each would
function as a single integrated unit. Mr. Stephens explained that
the existing emergency care unit was designed for approximately
18,000 visits, and the 17 treatment rooms that currently exist
correspond with that number of visits.The planning documents that
equate treatments areas indicate that it would be necessary to
double the number of treatment units in order to serve the 38,000
visits that the Hospital received in 1990. Mr. Stephens determined
that the existing emergency room is under-sized, and that the
proposed project is needed by the Hospital. Mr. Stephens further
explained that there are changes in technology and medical care
that require additional treatment areas, and treatment areas that
are larger than were anticipated at the time the emergency room
was designed and became operational in 1974. Mr. Stephens
addressed the crowded conditions that currently exist in the
emergency room; the need for the proposed expansion; the pace of
the development and review process of the Hospital's Master Plan
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and the prospects of the final approval of the Master Plan; and the
urgency of the proposed expansion as soon as the plans have been
approved by the State Department of Health.
Mr. Stephens stated that the design of the proposed facility is an
attempt to reduce the impact on adjoining properties, and a
compelling reason to add a third level on to the project is not to
extend the expansion beyond the existing building configuration.
He said that the proposed project will not be developed closer to
the neighbors than the existing structure, and the tennis courts on
the Versaille residential condominium property are located across
the service road from the Hospital.
In response to questions posed by Commissioner Edwards, Mr.
Stephens replied that the construction of the exterior portion of the
expanded emergency care unit is proposed to take 16 months. Mr.
Stephens further replied that emergency care and paramedic
transports draw from a wider area than the Newport Beach and
Costa Mesa community.
Commissioner Debay stated that a 75 foot setback is proposed
between the proposed facility and the adjoining property.
Dr. Greg Super, 4000 River Avenue, Physician Director of the
Emergency Care Unit, appeared before the Planning Commission.
Dr. Super stated that the number of patients using the Emergency
Care Unit has doubled since the original facility was planned, and
the complexity of providing care in the Emergency Department has
increased to become as big a factor as the number of patients.
There have been changes in emergency care in the past 15 years
that have created additional time spent by patients in the
Emergency Department: the free-standing emergency centers take
care of problems that are of a minor and quick nature; the
Emergency Care Unit takes care of patients that consist of more
serious illnesses requiring greater and longer testing and longer
periods of care; inasmuch as the cost containment effort is very
expensive to be admitted to a hospital, tests are being run in.the
Emergency Department for patient evaluation; and an increase in
medical technology allows testing in the Emergency Department.
Dr. Super stated that inasmuch as the Hospital administers the
entire paramedic program for the community, the Emergency
Department will provide the service on-site instead of off the
campus so as to keep the paramedics near the emergency response.
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In response to questions posed by Commissioner Gross, Dr. Super
replied that the proposed facility would accommodate and not
exceed 38,000 patients. Mr. Stephens replied that the State
Department of Health will approve the architectural plans, and the
proposed plans are currently in design and review. Mr. Stephens
further replied that the State Department of Health does not
review the proposal for any type of environmental impacts.
In response to questions posed by Chairman Di Sano, Dr. Super
replied that once the 17 treatment stations are in use in the
Emergency Department, there are spaces that the Fire Marshall
has requested that could accommodate approximately 10 people
that the Hospital keeps clear; however, the spaces could be used in
the event of a major disaster. Dr. Super stated that after the
proposed emergency center is completed, about twice as many
treatment stations would be available than what currently exist.
The Planning Commission recessed at 8:45 p.m, and reconvened at
8:55 p.m.
Mr. Bill Jennings, Villa Balboa, appeared before the Planning
Commission. He did not question the need for Hoag Memorial
Hospital to expand the Emergency Room; however, he had
concerns with respect to the Negative Declaration's Environmental
Analysis Checklist. Mr. Jennings addressed the Negative
Declaration, Project Description, and he indicated that the one
drawing that was issued with the initial document did not supply
enough details to allow a neighbor to visualize the scale of the
project or a visual impact. He stated his concerns regarding air and
noise during the construction period based on his previous
experiences during construction of various Hospital projects,and he
said that the City's and AQMD control measures are not always
followed, i.e.: truck traffic and heavy equipment start at 5:00 a.m.,
and the engine noise emitting from diesel powered equipment and
heavy equipment run 8 hours a day. He suggested that the
magnitude and duration of the noise should be monitored and
controlled within reasonable limits, and if the noise becomes a
chronic nuisance,what can the community do about it. In reference
to Transportation and Circulation, Mr. Jennings stated that the
explanations are misleading when it states there will be no increase
in traffic due to the project, and that the traffic has increased due
to community growth and the use of the Hospital. He indicated
that it would be a fairer statement if it was stated that the traffic
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will increase and the facilities are being expanded to accommodate
it.He pointed out that the route of the Emergency Room traffic is
not addressed in the Negative Declaration.
In response to questions posed by Commissioner Debay, Mr.
Jennings concurred that he does not oppose the proposed project;
however, he requests conditions that will monitor the traffic and
operating hours of the construction work. Don Webb, City
Engineer, stated that the Uniform Building Code provides the
construction operating hours, and the Building Department
enforces said hours. Mr. Laycock explained that if there are
complaints because construction starts before 7:00 a.m., a Building
Official would contact the applicant. Mr. Webb stated that the
Police Department would consider the noise emitting from the
construction site during non-working hours as a public nuisance,
and would consider shutting the contractor down if the noise is
considered excessive of the Ordinance requirements.
Commissioner Glover stated that it was interpretation that the
Negative Declaration indicated that no more traffic will be
generated because there will be more emergency stations, and that
patients will have to wait for a shorter amount of time to receive
attention. Mr. Douglas concurred that the expansion of the floor
space of the Emergency Room would not attract more people to
the Emergency Room, and the level of patients is determined by
illness and accidents in the community and not the space of the
facility.
Mr. Alec Cormack, 260 Cagney Lane, appeared before the
Planning Commission in support of the proposed project; however,
he expressed his concern with the increase in supplies that will be
delivered by truck on the service road and loading dock. He said
that the noise from the delivery trucks currently begins early in the
morning into late at night seven days a week, and he suggested that
the delivery trucks operate from 6:00 a.m. to 9:00 p.m.
Ms. Rosemary Steinbrecher, 100 Scholz Plaza, No. 112, appeared
before the Planning Commission. Ms. Steinbrecher suggested that
the Emergency Care Center be relocated to an area that is not
adjacent to a residential area. She referred to the noise emitting
from the loading dock and dumpster area early in the morning;
ambulances arriving at the Hospital in the middle of the night; and
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the Hospital is proposing to expand beyond the needs of a City of
65,000 residents.
Ms. Steinbrecher and Commissioner Gross discussed the dates of
completion of the Versailles Condominium project and the
Hospital Towers. In response to a question posed by
Commissioner Gross with respect to adding a condition that would
prevent trucks from arriving at the Hospital prior to 7:00 a.m. after
construction is completed, Ms. Steinbrecher replied that said
condition would satisfy one of her concerns,but it would not satisfy
her concern with respect to the ambulances arriving at the Hospital
with the sirens on in the middle of the night.
Commissioner Debay referred to Mitigation Measure No. 2 stating
that the City of Newport Beach shall send a letter to each emergency
vehicle company that delivers patients to Hoag Hospital requesting
that, upon entrance to either the Upper or Lower Campus, emergency
vehicles turn off their sirens to help minimize noise impacts to
adjacent residents. Commissioner Debay further stated that the
Emergency Care Center is a facility that is available to up to
100,000 tourists visiting the City each day during the summer
months.
Commissioner Edwards stated that Ms. Steinbrecher's concerns of
ambulance noise and vehicles arriving before 7:00 a.m. currently
exist, and would exist even if the proposed expanded Emergency
Care Center is not built.
Ms. Jill Lindsay, 4 Balboa Coves, appeared before the Planning
Commission on behalf of the Balboa Coves Community
Association, and she referred to the Association's letter addressed
to the Planning Commission dated October 16, 1991. In reference
to Mitigation Measure No.2 regarding emergency vehicles entering
the Lower Campus,Ms.Lindsay stated that the entrance from West
Coast Highway has never been used for emergency vehicles, and
she recommended a circulation report inasmuch as residents of
Balboa Coves are concerned with the traffic at the intersection on
West Coast Highway. She suggested that the proposed project be
continued and be considered at the same time the Planning
Commission addresses the Master Plan. Ms. Lindsay stated that
representatives from Hoag Memorial Hospital had one meeting
with the Balboa Coves Community Association last summer.
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In response to a request by Commissioner Glover, Ms. Lindsay
stated that the traffic light proposed at the intersection of Balboa
Coves and West Coast Highway has not been addressed in the
Master Plan. Mr. Webb replied that the City Traffic Engineer
selects intersections with a history of traffic so as to provide an
existing traffic count for comparison, and he said that up until the
past few months, the intersection at Balboa Coves and West Coast
Highway was not in operation and the traffic studies were
completed prior to the time of installation. He explained that the
intersection will be included in the over-all Traffic Phasing
Program for 1992. Ms. Lindsay responded that Balboa Coves'
review of the preliminary Traffic Study for the Master Plan
determined that 13,000 trips would be generated through the
intersection per day. Mr. Webb stated that a fourth lane on West
Coast Highway is proposed by Hoag Memorial Hospital in front of
their property which increases the capacity of the intersection
significantly, and the City does not anticipate that the level of
service at the intersection will be unacceptable. He suggested that
a discussion of the Traffic Study be delayed until the Master Plan
is considered.
Commissioner Edwards questioned if the aforementioned Balboa
Coves' review of the preliminary Traffic Study only relates to the
proposed project. Ms. Lindsay and Commissioner Edwards
discussed how the preliminary Traffic Study extrapolates the
square footage of the proposed Emergency Room.
Commissioner Debay stated that the existing Emergency Room was
designed in 1974, the process of the General Plan Build-Out
addresses the next 20 years, and the expansion of the Emergency
Room is an immediate need. She explained that the Hospital's
Master Plan will be considered by the Coastal Commission, and
inasmuch as the Emergency Room is not located in the Coastal
Zone, the facility could be built and operating soon.
Commissioner Gross referred to a Memorandum from Rich
Edmonton, City Traffic Engineer, to John Douglas, Principal
Planner, dated October 8, 1991,stating that the Intersections nearest
the hospital were reviewed to determine the increase in traffic that
would exceed the 1%threshold for the peak period. An additiona175
or more trips would be required on the lowest volume approach at
Coast Hwy and Superior or 45 or more trips in the peak period
coming from Newport Boulevard onto Hospital Road. In my opinion,
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it is highly unlikely that there could be this great an increase in traffic
resulting from the proposed expansion.
Mr. Charles Holmes, 280 Cagney Lane, appeared before the
Planning Commission. He addressed his concern regarding noise
emitting from the Hospital's trash dumpster in the early morning,
and delivery trucks allowing their engines to run. Traffic starts on
the service road from Hospital Road to West Coast Highway
between 5:00 a.m. and 6:00 a.m., and the service road should only
be travelled by Hospital employees. In response to a comment in
the staff report regarding construction of a temporary nature, Mr.
Holmes stated that the construction noise will last one year.
Commissioner Gross asked if an added condition prohibiting truck
traffic on the service road prior to 7:00 a.m. would be acceptable.
Mr. Holmes stated that the condition would help the residents.
In response to a question posed by Commissioner Glover, Mr.
Holmes explained that the foregoing service road is a private
interior road that is also used by the public. Ms. Flory explained
that it is possible to drive from Hospital Road, adjacent to the
parking structure, to West Coast Highway.
Ms. Kathleen Kyle, 280 Cagney Lane, appeared before the
Planning Commission. Ms. Kyle stated that based on her
experience as a nurse, she questioned the need for an expansion of
the Emergency Room, and she stated that the proposed Emergency
Care Center is beyond the size and needs for the City. She stated
that the Hospital is not one of the three trauma centers in Orange
County, and if a major disaster occurred, the patients would be
transferred to one of the three trauma centers. Ms. Kyle stated
that an Urgent Care Center could accommodate some of the
38,000 patients that registered at the Emergency Room in 1990,
and the Urgent Care Center could be built elsewhere on the
Hospital campus. Ms. Kyle objected to the noise coming from the
Hospital before 7:00 a.m.
Dr. Mark Ezekiel, Villa Balboa, appeared before the Planning
Commission. Dr. Ezekiel supported the proposed Emergency
Room; however, he expressed his concern regarding the traffic
from West Coast Highway on the service road. Dr. Ezekiel
indicated that the service road is controlled after 7:00 p.m. or 9:00
p.m. with the exception of emergency equipment and delivery
trucks, and he objected to the delivery trucks using the service
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road. In response to a question posed by Commissioner Edwards,
Dr. Ezekiel stated that the noise could be mitigated by closing the
service road at night with the exception of the paramedics.
Mr. Leon Nimburg, 260 Cagney Lane, appeared before the
Planning Commission, and he concurred with the foregoing
concerns expressed by the residents. He questioned the purpose of
considering the proposed Emergency Room separately from the
Master Plan. Mr. Nimburg stated that Hoag Memorial Hospital is
a very successful business and the Hospital may consider
advertising emergency services. He stated that 27 treatment rooms
would not be large enough to accommodate the public in the event
of a disaster, and the patients would be transferred to the trauma
centers.
In response to a question posed by Mr. Nimburg regarding the
procedure that the applicant is required to follow to process the
application,Mr. Douglas explained that the Planning Commission's
action is the final action unless the City Council reviews the Use
Permit, the approval by the State Department of Health is
required, and no action is required by the Coastal Commission
because the Emergency Room is not in the Commission's Sphere
of Influence. Mr. Douglas explained that it can take up to four
months for an application to be processed by the Coastal
Commission.
Mr. Bill Huff, 260 Cagney Lane, appeared before the Planning
Commission, and he concurred with the residents' foregoing
testimony. He stated that a portion of his view was lost by the
parking structure and the small tower, and he requested that the
Planning Commission reconsider the original plan in 1979 which
was to build away from the residential area. He said that the
proposed cantilevered structure would be about 25 feet from his
window, and he indicated that he would be affected by the
proposed project.
In response to a question posed by Commissioner Gross, Mr. F. W.
Evins,Vice President of Hoag Memorial Hospital, appeared before
the Planning Commission, and he pointed out that 260 Cagney
Lane is directly across from the employee's cafeteria patio. Mr.
Evins stated that the proposed Emergency Room is on the other
side of the two story radiology and laboratory building. Mr. Evins
stated that Mr. Huff was referring to a critical care surgery facility
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that is included in the Master Plan. In response to concerns
expressed by Mr. Huff regarding an increase in traffic,
Commissioner Gross referred to Mr. Edmonston's foregoing letter
stating that the impacts on traffic will be negligible. In response to
a question posed by Commissioner Gross, Mr.Huff replied that an
added condition preventing delivery trucks before 7:00 a.m.would
not satisfy his concerns.
Ms. Sheila Valenzuela, Villa Balboa and realtor, appeared before
the Planning Commission. She stated the expansion of the
emergency facility would have a negative impact on all of the
residents residing in Villa Balboa and the Versailles complex
inasmuch as the noise and traffic will increase. Ms. Valenzuela
addressed the helicopter flights; the condominiums adjacent to the
service road; and the negative economic impact by the properties
overlooking any of the Hospital facilities. She suggested that the
Emergency Room be moved to another area on the Hospital
campus that does not affect residential properties.
Mr. Neil Rinella, Versailles resident and project architect for the
proposed project, appeared before the Planning Commission in
support of the expansion. He cited examples when the Hospital
responded to the neighbors' concerns during construction of
previous projects. Mr. Rinella stated that the President of the
Board of Directors at Versailles expressed an opinion that the
Versailles residents did not have a position inasmuch as they were
not directly impacted by what was occurring at the Hospital. He
stated that when he purchased his property he was aware that the
Hospital was adjacent to his condominium, and the activities that
occur at the Hospital are not out of line with what he expected.
Commissioner Glover stated that the residents will have to accept
that noise comes with construction, and the City could never put
enough mitigation on the project to eliminate the noise factor.
Mrs. Ellen Wilcox, 2027 Deborah Lane, appeared before the
Planning Commission in support of the project. She stated that all
of the members of her family have used the Emergency Room, and
she has met only residents of Newport Beach when she has been
at the facility. Mrs. Wilcox stated that the Hospital is a non-profit
organization, and there have been thousands of Newport Beach
residents who have raised money for the expansion of the Hospital,
including the proposed Emergency Room. Mrs. Wilcox described
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a personal experience she had on a week night when the
Emergency Room was overcrowded. She also stated that after the
City lifeguards rescue someone from the water, they use the
Hospital's Emergency Room as a backup facility. In conclusion,
Mrs. Wilcox stated that the Hospital was built before Versailles
and Villa Balboa, it is a fact that the Hospital would expand as the
community and population grew, and the adjacent residents should
not stop the rest of the Newport Beach residents from having
services that are needed.
Mr. Bob Badham, 1327 Antigua Way, appeared before the
Planning Commission in support of the proposed project. Mr.
Badham stated that Hoag Memorial Hospital has been a part of
the community since the 1950's,has grown with the community and
the size and the stature of the community, and the quality of the
health care is known throughout the area and beyond the borders
of the State. He stated that health care costs have gone up
dramatically, and health care cost containment is the subject of
every economist that has to do with medical care throughout the
Country. He said that Emergency Rooms are going to be more
important inasmuch as they are being used for quick care, and to
not expand to take care of the need that exists today, would be
short-sighted. Mr. Badham stated that not all of the patients
coming to the Emergency Room arrive by ambulance, and he
supported the proposed mitigation measures.
In response to a question posed by Commissioner Gross regarding
non-emergency traffic, Mr. Badham stated that the Hospital would
attempt to address any concerns that the residents may have
regarding non-emergency traffic.
Mr. Paul Nyquist, 1212 Cambridge Lane, appeared before the
Planning Commission in support of the Emergency Room. Mr.
Nyquist emphasized his objections to any further delay of the
construction and implementation of the Emergency Room.
Ms. Vicki Cleary, Emergency Services Coordinator at Hoag
Memorial Hospital, appeared before the Planning Commission.
She indicated that a percentage of the 38,000 visits to the
Emergency Care Unit represent people who were in an emergency
medical condition, and there are stringent State and Federal Laws
that prohibit Hospitals from transferring patients in emergency
medical condition. Ms. Cleary stated that the Hospital is a bay
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station hospital that directs pre-hospital care for the residents of
Newport Beach through the instructions that they give over
paramedic radio to the Fire Department paramedics. She advised
that the Hospital follows EMS regulations and the patients are
transferred to the closest trauma center that is able to accept them.
Hospitals are required to be prepared during a disaster, and Hoag
Hospital has recently helped to design and implement a model,
system for hospitals throughout the State.
In response to a question posed by Commissioner Gross regarding
new technical equipment that is proposed, Ms. Cleary explained
that the additional square footage would allow the Hospital to
install more state of the art medical equipment.
Mr. Stephens reappeared before the Planning Commission in
response to previous testimony, and he stated that the proposed
Emergency Room is not a traffic generator in respect to the current
volume of deliveries. In reference to the Hospital being able to
administer early morning deliveries,Mr.Stephens emphasized there
are dynamics taking place throughout this part of the State and this
area that preclude that type of limitation inasmuch as traffic is
more congested, trucks leave earlier in order to make deliveries in
order to decrease costs and to become and remain competitive,and
he concluded there may be a time when trucks of a certain size will
be prohibited from being on the road other than at certain early
times.
Chairman Di Sano concurred with Mr. Stephens' testimony
concerning truck traffic wherein he stated that the City of Los
Angeles is currently studying the trucking industry during the
working day, and trucks are being forced to deliver in the evening
because of street congestion and the Air Quality Management
District.
In response to questions posed by Commissioner Edwards with
respect to the service road and noise during construction, Mr.
Stephens explained that a blockade has been installed between
11:00 p.m. and 7:00 a.m. that only allows emergency vehicles. He
said that the traffic has been reduced on the service road because
of the ability to leave the Hospital site from the parking structure
to West Coast Highway. Mr. Stephens explained that he could not
assure the public that the service road could be closed off without
having to put up a barricade that cannot be breached by any type
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of vehicle, including emergency vehicles. Mr. Stephens stated that
the Hospital previously reacted to neighbors' concerns during
construction when complaints were issued regarding construction
noise.
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Ms. Flory addressed previous testimony given during the public
hearing. She referred to Finding No. 3, Use Permit No. 1421
(Amended) as the standard for approving the Use Permit and that
the standard for approval of the Environmental Document is a
determination that there is no substantial evidence the project will
result in a significant environmental impact. She said that
"dramatic evidence" is not really a standard for the Planning
Commission's consideration. In reference to prior testimony
concerning the Initial Study Document relative to obstruction of
scenic vista or open view to the public, Ms. Flory stated that those
provisions under the Initial Study are considered public views. In
reference to prior testimony concerning the impact on property
values, Economic and Social Impacts are generally not studied as
part of the Environmental Review process.
Motion * Motion was made to approve Traffic Study No. 79, Use Permit No.
1421 (Amended), and related Environmental Document subject to
the findings, mitigation measures, and conditions in Exhibit "A".
Commissioner Edwards addressed the testimony during the public
hearing, the intention that the Hospital would expand, and he
commented that the condominiums in the area should never have
been constructed. Commissioner Edwards pointed out that only
the Emergency Room is being considered, and he would not
consider this as an indication that the Master Plan would be
adopted.
Commissioner Debay supported the motion based on the need for
the expanded Emergency Room. She addressed the previous
testimony, that she is a Registered Nurse and a former patient at
the Hospital, and after visiting the existing Emergency Room she
would conclude that it is a sub-standard facility. She expressed
compassion for the impact incurred by the residents residing
adjacent to the Hospital. She said that when property is purchased
a areal estate agent, sh
e
there are attached pros and cons, and, s g ,
is aware of how important it is to disclose to buyers what is
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• COMMISSIONERS • October 24, 1991MINUTES
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of` G',� d�•O�
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intended for the area and it is unfortunate that some of the
property owners did not know that the Hospital intended to expand
their facility. Commissioner Debay said that the residents have had
numerous meetings to discuss impacts and to try to come to some
agreement with representatives of the Hospital. She pointed out
that the Commission also has to plan for the entire City and the
region. Commissioner Debay stated that the best way would be if
Hoag Memorial Hospital could buy out the condominiums adjacent
to the service road for medical staff housing, and she expressed a
desire that the residents would be able to work together to mitigate
some of the impacts.
Commissioner Glover supported the motion. She stated that the
institutions in Newport Beach have made the City a wonderful
place to live, and it would sadden her to think that the residents
would restrict human beings' ability to get to a hospital for health
care. There are things about our neighborhood that we do not like,
and she referred to the traffic that is on her residential street day
and night, and the residents living under the airport traffic.
Commissioner Gross supported the motion wherein he stated that
he observed from a personal experience that the Emergency Room
was crowded on a Sunday night at 11:00 p.m. He said that it would
be a tragedy if someone died because the expansion of the
Emergency Room was denied. The testimony in favor of the
project far over-weighed the testimony in opposition to the project.
He said that he was going to make a motion to restrict traffic from
12:00 midnight to 7:00 a.m. with respect to non-emergency traffic;
however, he did not make the motion because it was pointed out
that the Air Quality Management District is making.determinations
for the public.
Chairman Di Sano supported the motion, and he addressed the
public testimony. He based his support of the motion on previous
statements made by the Commission, and a statement in the staff
report wherein it states that Section 20.80.060 of the Municipal Code
provides that in order to grant any use permit, the Planning
Commission shall find that the establishment, maintenance, or
f o operation the use or building applied for will not, under the
P
circumstances of the particular case, be detrimental to the health,
safety,peace, morals, comfort and general weffiare of persons residing
or working in the n hborhood of such imposed use or be
detrimental or injurious to property and improvements in the
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CITY OF NEWPORT BEACH
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neighborhood or the general welfare of the City. He said that the
Planning Commission attempts to mitigate as much as possible;
however, there is an obligation to provide emergency service to the
residents and to the tourists visiting the City.
Ayes * * * * * Motion was voted on to approve Traffic Study No. 79, Use Permit
Absent * * No. 1421 (Amended), and Related Environmental Document.
MOTION CARRIED.
A. Environmental Document: Accept the environmental
document, making the following findings and requiring the
following mitigation measures:
Findin s:
1. That based upon the information contained in the Initial
Study, comments received, and all related documents, there
is no substantial evidence that the project, as conditioned or
as modified by mitigation measures identified in the Initial
Study, could have a significant effect on the environment,
therefore a Negative Declaration has been prepared. The
Negative Declaration adequately addresses the potential
environmental impacts of the project, and satisfies all the
requirements of CEQA, and is therefore approved. The
Negative Declaration was considered prior to approval of
the project.
2. An Initial Study has been conducted, and considering the
record as a whole there is no evidence before this agency
that the proposed project will have the potential for an
adverse effect on wildlife resources or the habitat upon
which wildlife depends. On the basis of the evidence in the
record, this agency finds that the presumption of adverse
effect contained in Section 753.5(d) of Title 14 of the
California Code of Regulations (CCR) has been rebutted.
Therefore, the proposed project qualifies for a De Minimis
Impact Fee Exemption pursuant to Section 753.5(c) of Title
14, CCR.
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Mitigation Measures:
1. Prior to the completion of the final design phase, the project
sponsor shall demonstrate to the City of Newport Beach
Building Department that all facilities will be designed and
constructed to the most recent seismic standards as specified
by the Office of Statewide Health Planning and
Development.
2. The City of Newport Beach shall send a letter to each
emergency vehicle company that delivers patients to Hoag
Hospital requesting that,upon entrance to either the Upper
or Lower Campus, emergency vehicles turn off their sirens
to help minimize noise impacts to adjacent residents. Hoag
Hospital will provide the City with a list of all emergency
vehicle companies that deliver patients to Hoag Hospital.
3. Prior to issuance of any building permit(or commencement
of construction if no City building permit is required) the
applicant shall demonstrate to the Planning Department that
the lighting system shall be designed, directed, and
maintained in such a manner as to conceal the light source
and to minimize light spillage and glare to the adjacent
residential uses. The plans shall be prepared and signed by
a licensed Electrical Engineer, with a letter from the
engineer stating that, in his opinion, this requirement has
been met.
B. Traffic Stuff No. 79: Approve the Traffic Study, making
the findings listed below:
Findings:
1. That an evaluation of the project related traffic has been
conducted by the City Traffic Engineer which analyzes the
impact of the proposed project on the circulation system in
accordance with Chapter 15.40 of the Newport Beach
Municipal Code and Council Policy S-1.
2. That the City Traffic Engineer indicates that the project-
generated traffic will neither cause nor make worse an
unsatisfactory level of traffic on any 'major', 'primary-
modified', or 'primary' street.
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C. Use Permit No 1421 (Amended): Approve the Use Permit
with the following findings and subject to the following
conditions:
Findin :
1. That the proposed development is consistent with the Land
Use Element of the General Plan and is compatible with
surrounding uses.
2. That adequate parking will be provided to serve the
expanded emergency care facilities.
3. That the approval of this amendment to Use Permit No.
1421 will not, under the circumstances of this case, be
detrimental to the health,safety,peace,morals,comfort and
general welfare of persons residing and working in the
neighborhood, or be detrimental or injurious to property
and improvements in the neighborhood or to the general
welfare of the City.
Conditions:
1. That development shall be in substantial conformance with
the approved plot plan, floor plans and elevations.
2. That this Use Permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
ADJOURNMENT: 11:00 p.m. Adjourn
sss
NORMA GLOVER, SECRETARY
CITY OF NEWPORT BEACH PLANNING COMMISSION
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_I WCE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public
hearing on the application of Hoag Memorial Hospital Presbyterian for Use Permit No. 1421
(Amended) and Traffic StudlNo 79 on property located at 301 Newport Boulevard.
Request to amend a previously approved use permit which allowed the expansion of the Hoag
Memorial Hospital located in the A P-H District The proposed amendment includes a request to
=and the existing emergency wing of the hospital to include: a new service level addition mcludin
a new loading dock area: the Mansion and renovation of existing emergency room facilities: and the
construction of emergence room staff facilities to included offices secretary work areas, a classroom
doctor's and nurse's loon_ ae and locker rooms The proposal also includes improved elevator access
to the exiEting second floor helipad and the approval of a Traffic Study so as to permit the the
proposed 13 680+ square foot addition.
NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City
of Newport Beach in connection with the application noted above. The Negative Declaration states
that the subject development will not result in a significant effect on the environment. It is the
present intention of the City to accept the Negative Declaration and supporting documents. This is
not to be construed as either approval or denial by the City of the subject application. The City
encourages members of the general public to review and comment on this documentation. Copies
of the Negative Declaration and supporting documents are available for public review and inspection
at the Planning Department, City of Newport Beach, 3300 Newport Boulevard, Newport Beach,
California, 92659-1768 (714) 644-3225.
Notice is hereby further given that said public hearing will be held on the 24th day of October 1991.
at the hour of 77.30 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport
Boulevard, Newport Beach, California, at which time and place any and all persons interested may
appear and be heard thereon. If you challenge this project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City at, or prior to, the public hearing. For information call
(714) 644-3200.
Norma Glover, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.
APPLICANT: CONSULTANTS:
NAME: '
PHONE:
PROJECT NAME: DESCRIPTION:
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE
0
DEMAND FOR
CITY CF e�EWPO^r
• o� e
PAYMENT NEwPORT ,
BEACH c9cMoryH`P=
Demand of: Austin-Foust Associates, Inc. Date: April 30, 1992
Address: 2020 North Tustin Avenue
Santa Ana, CA 92701
In the amount of: $545.00
Item of Expenditure Budget # Amount
Hoag Hospital Master Plan Revised Traffic Data 01027 08 0
For professional services rendered Au ust 1 - 31 19 1
Invoice No. 5E26
-------------------
Total $545.00
Approved For Payment:
• Department Head
Audited and Approved:
Finance Director
PLANNING DEPARTIYIENi
ITY OF NEWPORT MACH
®�®AUSTIMFOUST ASSOCIATES /NC. APR ;l 1092
A
• TRAFFIC ENGINEERING AND TRANSPORTATION PLANNING �yQq•'(�. � �q PM
2020 NORTH TUSTIN AVENUE • SANTA ANA. CALIFORNIA 92701 TELEPHONEf(9`1'4yA!W i1121314(SIR'F'i
FAX (714)p667-7952
April 27, 1992
City of Newport Beach
P.O. Box 1768
Newport Beach, CA 92659-1768
ATTENTION: Pat Temple
SUBJECT: Hoag Hospital Master Plan Revised Traffic Data
Dear Ms. Temple:
The enclosed invoice # 5626 in the amount of $545.00 remains outstanding on our
• accounts. This was the only invoice billed against this account.
Your immediate attention to this matter would be appreciated. Please call if you
have any questions.
Sincerely,
Sally Garfield
Office Administrator
Enc.
• \ tannin Director
ALISTIN--FOAST ASSOCIATES, /NC,
���
. rRA FFIC ENGINEERING ANo rRA NSPOR TA rIoN PLANNING
2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92701 TELEPHONE (714) 667-0496
FAX (714) 667-7952
September 4, 1991
City of Newport Beach
P. O. Box 1768
Newport Beach, Calif, 92659-1 768
Attention: Pat Temple
INVOICE
Invoice No: 5626
Subject: Hoag Hospital Master Plan Revised Traffic Data
AFA Project No: OI ZO37
Period.• August 1 -31, 1991
• CLASSIFICATION HOURS RATE AMOUNT
Transportation Analyst 6.00 $50.00 $300.00
Transportation Analyst 7.00 $35.00 $245.00
SUBTOTAL 13.00 $545.00
TOTAL AMOUNT DUE $545.00
STATEMENT SUMMARYAS OFAUGUST 31, 1991
Previously invoiced $0.00
This Invoice $545.00
Total Invoiced to Date $545.00
Amount Paid $0.00
Amount Outstanding $545.00