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HOAG_CAFETERIA_REMODEL
II II II I *NEW FILE* i i HOAG_CAFETERIA_REMODEL Source: Model Technics. Inc. 9/11 /91(CN13803) Top of Envelopes FIGURE 4.9.14 NEWPORT BAY VIEW 4-156 Jrru image 041/x4811 pixels ille:l//rvUsers/rL1V/JJlnaseK/Ulgltal rnotosnioag Ito. view U U71 /77/mvt,.111./Lr.Jru 1 of 1 09/17/1999 12:49 PM Jrw image o'Uxyao pixels tae:///FVUsers/YLN/JSmasek/Ulgltal Photos/Hoag Ka. V tew U U91 IY9IMVC-UU.S1r.J11.3 1 of 1 09/17/1999 12:50 PM Jriu image o4UX4aU pixels Me:///FVUsers/YLN/JSmasek/I)tgttal rtlotos/HOag Ka. VICW ll UY1 /99/MVL-UU41-.Jrlt 1 of 1 09/17/1999 12:50 PM Jrtu image o'+ux4au pixels file:///tTUsers/YLN/Jsinasck/Utgttal 1'hatos/Hoag Kd. View U U9 1199/MVC -11U�t Jrl� 1 of 1 09/17/1999 12:51 PM Jrr'j image o4Ux4aU pixels me://ltvusersmLNJJSmaseK/ulgmal rnotoslltoag Ka. view u UNI FY'fMVL-Uuor.Jru 1 of 1 09/17/1999 12:51 PM .0 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 3300 Newport Boulevard, Newport Beach CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 July 2, 1999 Caruana & Associates David K. Smith, Project Manager 296 Redondo Avenue Long Beach, CA 90803 RE: Hoag Memorial Hospital Presbyterian Cafeteria Remodel: Addition Condenser Unit and Temporary Exhaust Fans Dear David Smith: In reviewing the plans for the installation of the three (3) temporary exhaust fans and the new condenser unit to be installed on the roof of the existing cafeteria building, staff has approved the location and the recommendations of Veneklasen Associates in their letters to your office, dated February 15, 1999 and March 1, 1999. Please be advised that this approval is subject to the condition of having the equipment sound tested prior to the operation of the temporary exhaust fans. The sound test must be conducted by a certified acoustical engineer with a copy of the report mailed to this office. Enclosed please find a copy of Chapter 10.26 of the Newport Beach Municipal Code for community noise control requirements. If you require further assistance, please feel free to contact me at (949)644-3208. Sincerely, Genia Garcia, Associate Planner Planning Department Enc. 3300 Newport Boulevard, Newport Beach • 10.24.010 Chapter 10.24 DISCHARGE OF WEAPONS* Sections: 10.24.010 Discharge of Weapons — Permission Required. * Spears and other dangerous fishing gear-- See Chapter 11.24. 10.24.010 Discharge of Weapons — Permission Required. It is hereby declared unlawful for any person or persons, except peace officers in the discharge of their duties, to discharge or cause to be discharged within the corporate limits of the City of Newport Beach any rifle, shotgun, pistol, revolver or other firearm, or any air -gun, air -pistol or air -rifle, or any other weapon which emits a projectile as a result of pressure exerted at the breech, unless the person or persons have first obtained permission in writing so to do from the Chief of Police. (Ord. 614 (part), 1950: 1949 Code § 4231) 307 Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 10.26.010 10.26.015 10.26.020 10.26.025 10.26.030 10.26.035 10.26.040 10.26.045 10.26.050 10.26.055 10.26.065 10.26.070 10.26.075 10.26.080 10.26.085 10.26.090 10.26.095 10.26.100 Declaration of Policy. Definitions. Decibel Measurement Criteria. Designated Noise Zones. Exterior Noise Standards. Interior Noise Standards. Exemptions. Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions — Special Provisions. Heating, Venting and Air Conditioning —Special Provisions. Sound -Amplifying Equipment. Noise Level Measurement. Proposed Developments. Prima Facie Violation. Violations. Violations —Additional Remedies —Injunctions. City Manager Waiver. Noise Abatement Programs. Manner of Enforcement. Severability. 10.26.005 Declaration of Policy. A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformi- ty with, the provisions of this chapter, is a public • 10.26.005 • 1 nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord.'95-38 § 11 (part), 1995) 10.26.010 Definitions. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: "Agricultural property" means a parcel of real property which is undeveloped for any use other than agricultural purposes. "Ambient noise level" means the all -encompass- ing noise level associated with a given environment, being a composite of sounds from all sources, ex- cluding the alleged offensive noise, at the Location and approximate time at which a comparison with the alleged offensive noise is to be made. "A -weighted sound level" means the total sound level meter with a reference pressure of twenty (20) micropascals.using the A -weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. "Code Enforcement Officer" means the Code Enforcement Officer of the City or his duly autho- rized deputy. "Commercial property" means a parcel of real property which is used as either in part or in whole for commercial purposes. "Cumulative period" means an additive period of time composed of individual time segments which may be continuous or interrupted. "Decibel (Db)" means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. "Dwelling unit" means any area within a structure on any parcel which: 1. Contains separate or independent living facili- ties for one or more persons, with an area or equip- ment for sleeping, sanitation and food preparation, 308 and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. "Emergency machinery, vehicle, work or alarm" means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. "Equivalent, noise, level, leq." means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. "Fixed noise source" means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. "Grading" means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. "Hertz (HZ)" means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. "Health care institution" means any hospital, convalescent home or other similar facility exclud- ing residential. "Impulsive noise" means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. "Industrial property" means a parcel of real prop- erty which is used either in part or in whole for manufacturing purposes. "Intruding noise level" means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a 10.26.010 specified location while the alleged offensive source is in operation. "Licensed" means the issuance of a formal li- cense or permit by the appropriate. jurisdictional authority, or where no permits or licenses are issued, the sanctioning of the activity by the jurisdiction as noted in public record. "Major roadway" means any street, avenue, bou- levard or highway used for motor vehicle traffic which is owned or controlled by a public govern- ment entity. "Mobile noise source" means any noise source other than a fixed noise source. "Person" means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. "Residential property" means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential property includes the residential portion of mixed use properties. "Simple tone noise" means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure 'levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for fre- quencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. "Sound level meter" means an instrument meeting American National Standard Institute's Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the asso- ciated recording and analyzing equipment which will provide equivalent data. "Sound pressure level" of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. "Vibration" means any movement of the earth, ground or other similar surface created by a tempo- 309 ral and spatial oscillation device or equipment locat- ed upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. Any decibel measurement made pursuant to the provisions of this chapter shall be based on a refer- ence sound pressure of twenty (20) micropascals as measured with a sound level meter using the A -weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multi- ple -family residential prop- erties; Noise Zone 11 — All commercial properties; Noise Zone III — The residential portion of mixed -use properties; Noise Zone IV — All manufacturing or indus- trial properties. The actual use of the property shall be the deter- mining factor in establishing whether a property is in Noise Zone I, II, III or IV provided that the actu- al use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. A. The following noise standards, unless other- wise specifically indicated, shall apply to all proper- ty with a designated noise zone: ALLOWABLE E7CIiRIOR NOISE NOISE LEVEL ZONE TYPE OF LAND USE (Equivalent Noise Level, Leq) lam. tol0 p.m. 10 p.m. to a.m. n III w Single-, two- or multiple - family residential 55 DBA 50 DBA Commercial 65 DBA 60 DBA Residential portions of 60 DBA 50 DBA mixed -use properties Industrial or manufaemnng 70 DBA 70 DBA If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create (Newport Beach 2-96) 10.26.025 any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise con- trolled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A - weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to re- flect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. A. The following noise standard, unless other- wise 'specifically indicated, shall apply to all resi- dential property within all noise zones: ALLOWABLE INTERIOR NOISE NOISE LEVEL. ZONE TYPE OF LAND USE (Equivalent Noise Level, Leq.) lam tol0 p.m. ID p.m to7am I Residential 45 DBA 40 DBA 113 Residential portion of mixed use 45 DBA 45 DBA If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or other- wise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: (Newport Beach 296) 310 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maxi- mum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. The following activities shall be exempted from the provisions of this chapter: A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the governmental functions or services the public entity has authorized, or respon- sible, to perform, activities which are exempt from the provisions of this chapter include, without limi- tation, sporting and recreational activities which are sponsored or co -sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equip- ment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any • • 10.26.035 } building or motor vehicle shall terminate its opera- tion within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this tide; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights -of -way or during authorized seismic surveys; F. All mechanical devices, apparatus or equip- ment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Satur- day, or at any time Sunday or a federal holiday, or 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide ap- plication, provided the application is made in accor- dance with permits issued by or regulations enforced by the California Department of Agriculture; G. Noise sources associated with the mainte- nance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; 311 K. Any noise sources associated with the opera- tion of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopt- ed prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning —Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the pro- posed equipment, not to exceed an A -weighted sound pressure level of fifty (50) DBA or not to exceed an A -weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of com- putation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equip- ment," Standard 275, Air conditioning and Refriger- ation Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with (Newport Beach 2-96) 10.26.045 • • an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety -day compliance period set forth in Section 10.26.005. C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound -Amplifying Equipment. Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound -amplifying equipment shall not be construed to include electronic devices, in- cluding but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not de- signed or used to convey the human voice, music or any other sound to an audience outside such build- ing, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the (Newport Beach 2.96) 312 closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or con- tacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exteri- or noise levels in a nonresidential area shall be at the closest point to the noise source. The measure- ment microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the fmished floor level. B. The location selected for measuring interior noise levels shall be made within the affected resi- dential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) • • HOSPITAL ROAD SEE SHEET P-3 FOR ENLARGED PLAN. PROJECT SITE SEE SHEET P-2 FOR ENLARGED PLAN. 10 STORY NURSING TOWER EX EANSION SIT PACIFIC COAST HWY. Existing Hoaca Memorial Site Plan N.T.S. NORTH CONFERENCE CENTER EXISTING INPATIENT ENTRANCE ORIGINAL HOSPITAL BUILDING 4 ( 6 1 I +• o c r A r t f Hsu Hoag Memorial Hospital Presbyterian Dote: 4.7.99 Scale:sheet AS NOTED No. A IRONSSO . CG7ousON A OM:CORE rwnc INMOOR001O4 Kitchen Upgrade & Cafeteria Remodel cram by: Job Mx P-1 214Redorkb Anew/1a10 No:RCA 90E03 NEWPORT BEACH PLANNING REVIEW T.A.542997d444/ Fa4542997.440 D15 96-191 9-1!t/SKETCHES/91fISK25.9w9 4.27.99 IICAO oaeNx(FlmrS.ctfBEACIt CA914$41W 0 =3 c O W J CC CC . . I--CYJ 'II1 W 0 H 0 i EXISTING (3) STORY BUILDING 1 • EXISTING ROOF (BUILT-UP ROOF 0/INSULATED CONC. 0/1ATL DECK) I I i I I IiI n n KEYNOTES EXISTING IAECHANICAL PENTHOUSE NEIN CONDENSER. (6'-0"Lx3'-4"rix3'-4"h ON IS" TALL STEEL TUBE FRAME. OVERALL HEIGHT 4'-109 SOUND SCREEN EXTENSION. (1'-10" HEIGHT) (3) TEMPORARY EXHAUST FANS FOR TEMPORARY TRAILERS BELOW ® DIETARY DOCK. • I Existing Hoag Cafeteria Roof Plan 1 "=20'-Oa NORTH /J (A 6 / 1 omit. A PtOf6510HA1 COPTORAiION H ,LL Hoag Memorial Hospital Presbyterian Date: 4.9.99 : AS NOT® Sheet No. Kitchen Upgrade & Cafeteria Remodel Drawn br JUO NO: P-2 ARCHMTURI I,At..,o fne.Gto®aN at Ruin, Avenue /Woo MUth.CA 'cow Mi. Statl7.4W/ rat=tlfffd4H DKS 96.191 II-111/SKETCHES/6111SIC2S.GWG 4.27.91 IIOAG Vep MI Ne.T.Ortsex0Eu ISISHI JYM• LANDSCAPED AREA _2 TRAtt.EA / rca. t.Ati1/41' R r r as�- ER6I1W FIE STORAGE SEFMCE PATITNAY (suss) (EXTERIOR. OPEN TO LOADIItG AREA SIDE ONLY ) 1 ITII I .. "(' -1 ( Existing Hoag Dietary Loading Dock: Temporary Trailer Layout. NTS NORTH O team :Et mB o E zB L w Ee in 0 a . r CD xl Exkspoq r115r oo 9-106 . 6C`ijlNtn %o-slbw( Ternt-Ribeat rc raidep. ti struala,IE[Z. C OP 3) �•i�5'jI�SG� I \ Pi .1 Fib «)ca p 2A-ILe2P.(� eCQ' a ks-7 a .5 titoa auP76. *lest hoar, IE,,,tMvtos hh Flo t o - : c 5TOE <5-": A TEMPORARY KITCHEN TRAILER FLOOR SECTION SECTION AT TEMPORARY- KITCHEN TRAILER 4 ' I 8 a AA 10 • • Veneklasen Associates Noise Mitigation Report 3.1.99 Revision to 2.15,99 report. March 1, 1999 Caruana & Associates 296 Redondo Avenue Long Beach, California 90803 Attention: David Charder Subject: Hoag Cafeteria Remodel Noise Impact of Temporary Exhaust Fans Alternate Mitigation Method Dear David [RECEIVED MAR 21999 CARUANA & ASSOCIATES Veneklasen Associates Consultants mAcousua 1711 Sixteenth Street Santa Monica. CA 90404 Tel: 310.450.1733 Fax: 310.396.3424 Since the time of our February 15 report, we have discussed alternate methods for reducing levels of temporary kitchen exhaust fan noise at the nearby condo buildings with T&K. T&K have suggested reorienting the exhaust fan discharge openings so that they point due east — away from the condos to the west of the hospital site, as illustrated in Tim LaQuay's fax of February 23, 1999 (copy attached) — rather than straight up. We calculate that this new arrangement should reduce the level of temporary kitchen exhaust fan noise received at the condos by 5-6dBA. Assuming that the fan noise characteristics provided previously by the equipment manufacturer (see our February 15 report) are accurate and still applicable, a 5-6dBA reduction should be sufficient to bring the level of temporary kitchen exhaust fan noise at the condos down below the 50dBA limit required by the City. We conclude that the option of west -facing discharge openings for the temporary kitchen exhaust fans should satisfy the City noise limit without the need for a noise barrier and understand that the Owner has already approved the horizontal discharge arrangement, accepting that this may lead to greasy deposits on the roof. Yours sincerely, Veneklasen Associates Stetk,$dgers Senior Associate cc: David Smith Caruana Associates Tim LaQuay Tsuchiyama & Kaino Bill Cadieux Facilities Design & Construction g \catuanawuagUettu2.99 • .+-eci r.neie2 • 2-13. 49 LAW1. 2. Rep Mile YlC DDYI 16WDDW r L 41:6 tel ID u 117 �.� illaCMCOUNC WAN 12\_, I I T NoRIZaNZ&6 7- rFMwsr 0I5GIh4Rfw6 atm tasoce r TOTAL P.02 • • Veneklasen Associates Noise Mitigation Report 2.15.99. • • February 15, 1999 Caruana & Associates 296 Redondo Avenue Long Beach, California 90803 Attention: David Chartier RIECEIVED FEB 17 1999 C ARUANA & ASaVCIATES Subject: Hoag Cafeteria Remodel Noise Impact of Temporary Exhaust Fans Recommendations for Mitigation Dear David Veneklasen Associates Consultants in Acousua 1711 Sixteenth Street Santa Monica. CA 90404 Tel: 310.450.1733 Fac 310.396.3424 We have now completed our analysis of the noise impact of three temporary exhaust fans proposed for the roof of the cafeteria building and have the following conclusions and recommendations to report: Predicted Noise Impact Levels Based on the equipment locations and noise data provided in your fax of January 13, 1999 (excerpts attached) and assuming the distance and elevation data provided in David Smith's fax of February 12,1999 (copy attached) we calculate the following noise levels at the nearest condo facade due to the operation of the exhaust fans: EF-TEMP-2 48dBA EF-TEMP-3 50dBA EP-TEMP-4 49dBA Total (all three fans running) 54dBA * It is assumed that the fan noise data are in -duct sound power levels. The City of Newport Beach Noise Ordinance prescribes a nighttime (l0pm to 7am) noise limit of 50dBA at residential property. We therefore conclude that, at night and without mitigation measures, the exhaust fans would be in breach of the Noise Ordinance, exceeding the required limit by 4dBA. Mitigation Since sound traps are generally not permitted on grease exhaust equipment, we recommend that the necessary attenuation be achieved by means of an acoustical bather — a continuous, imperforate screen shielding the residences from the noise of the equipment. The screen should run around the north, west and south sides of the fans — as indicated in the attached mark-up SK-1 — as close as possible to the equipment, while still providing for reasonable access to the fans. For now, we suggest a distance of 4 feet between the screen and the fans. (T&K is this dimension OK?) Ick- The screen should extend vertically to a height of at least 10" above the top of the tallest fan — see sketch SK-2. The screen construction does not need to be massive — a minimum surface density of 5 lbs/ftwill be sufficient — and this should allow several options for the make-up of the screen, including: profiled metal deck, wood, stucco on studs etc. Obviously the screen would need to be framed, braced and restrained as required to withstand wind loading, and satisfy local seismic codes etc. If a gap is required between the lower edge of the screen and the existing roof for drainage, then this gap should be kept as small as possible — we recommend 3 or 4", certainly no more than 6". Similarly the penetrations of the screen wall by the ducts need to be made carefully, with only a small gap — 1" maximum — allowed between the duct walls and the screen. We trust that this input is clear and useful. Please call me with any questions or comments. Yours sincerely, Veneklasen Associates Ste s s.&tgers Senior Associate Tim LaQuay Tsuchiyama & Kaino g\caruana\cagVeaerl-99 Jan-14-99 03:05P • JAH-08-99 WED 08:57 PM TSUCH1110A&KA!NU }HAG HOSPITAL. LEVEL Z Roar NURSE'S LCKRS r 56x16r ROOF JACK (DISCHARGE OFF Ef.-26 BELOW ROOF) P.03 r.a/uu u 'Jars—l3-99 03:O6P JAN-07-99 THU 10:34 AH TSUCH•A&KAINO FAX NU. (14 (5ti r. uiiui P.07 TSUCHIYAMA do KAIPNO Consulting Mechanical Engineers FAX TRANSMITTAL Date: January 7,1999 Page 1 of 1 Fax No.: (562)987-4669 Project No.:97-104 To: David Smith Company: Caruana & Associates From: Tim LaQuay . Subject Hoag Hospital KitchenlCafeteria Remodel Comments: David. The acoustical information for the temporary exhaust fans located on the Level 2 roof are as follows: Fan Tag No. 081 OB2 083 0B4 085 086 OB7 088 EF-TEMP2 88 89 85 83 80 78 75 68 EF-TEMP3 86 86 85 86 83 81 78 70 84 87 86 84 83 78 73 68 EF-TEMP4 If you have any questions of if additional information is required, please call. Hard Copy to Follow: no 17477 Von KamrnAvaiw • Suit 166• Irvine • California 92614• (949) 7560565• Fac pa) 7564927 I CV- iV v+. rv. • • • A R U A N A & PR OF E 5. 5 I O N r-u1 5 5 OCI ATES AL CORP 0 R A TION ARCHITECTURE • PLANNING • INTERIOR DESIGN FAX TRANSMITTAL DATE: 2.12.99 To: Steve Rogers COMPANY: Veneklasen Assoc. FAx No. 310 396 3424 RE: Hoag Cafeteria Remodel loa No. 96-191 FROM: David S. FACS!M 11: RECEIVE FEB 7 2 19s VA We are transmitting 2 pages, including this cover letter. If you do not receive all of the pages, please call us as soon as possible. Description of transmittal Sieve: The following should provide the necessary info. regarding the distance & height relationship between the proposed exhaust fans and the nearest condo. The elevation of the cafeteria building is +94.00' approx. (+30'-0" tall). The elevation of the nearest condo is +109.00' approx. The linear distance from the exhaust fans to the property line is 67-0" approx. The distance from the exhaust fans to the condo is 150'-0" approx. Give me a call with any questions. Thank you David K Smith 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 4-9A OS:42A.•. '" ,.. .e ... Y.t t!.:7•:.•t7 r.a •••.i:. in .i.... r•u" t.a. N•tt •NS. • I! ill I.vt, P.02 TOTA{. P. A2 R U A, ' N A. & 1 I S S Oc,1 A A P R OF E S 'S 1 O N A, I, C, O R P' O R A i I O A R C H I T E C T U f E P L A N N I 'N G • I N T-,E)R'I.O R D ES I G N' May 27; 1999 ' To: Genic Garcia, Associate Planner. City of Newport Beach, Planning Department 3300 Newport Blvd. Newport Beach, CA 92659 Re: Hoag Memorial Hospital Presbyterian Cafeteria Remodel: Addition.Condenser Unit and Temporary Exhaust Fans.- - Dear Genia Garcia:, As a condition of NewporfBeach Planning Department approval .the, approximate installation time of the temporary exhaust fans (see below)' has been provided. A sound level test will also be performed at the time of installation to insure sound level compliance. Approximate Installation time of temp. exhaust fans: '9/99. Approximate time of sound level test: ' 9/99. - Estimated duration of .temp: exhaust fans; 9/99 — 2/00 A copy of the sound level test report will be-mail'ed•to your attention to the Newport Beach Planning Department. Please review and give me a call with any questions, Sincerely, Caruana & Associates David K Smith Project Manager. " PLANNINGEIVED DEPBY ARTMENT CITY OF NEWPr,)PT TEACH AM JUNO-/1999 PM 7, 0110 i 111121112131400 296 Redondo. Avenue Long Beach, CA 90803 Tel. 5627987.4666 • Fax..562-987.4669 6191L394oc.5.25:99 - • • (AR U ANA & 1 1 S S O C I A A PR OF E 5 5 1 O N AL CORP OR A T E 5 TION ARCHITECTURE • PLANNING • INTERIOR DESIGN April 29, 1999 To: Genia Garcia, Associate Planner. City of Newport Beach Planning Department 3300 Newport Blvd. Newport Beach, CA 92659 Re: Hoag Memorial Hospital Presbyterian Cafeteria Remodel: Addition Condenser Unit and Temporary Exhaust Fans. Dear Genia Garcia: The following package describes the new condenser unit and (3) temporary exhaust fans being placed on the roof of the existing cafeteria building. (See 8.5x11 sheet P-1 for Site Plan) This scope of work is a part of a larger cafeteria remodel project that is currently under review by O.S.H.P.D. and Orange County Health Department. The first phase of the cafeteria remodel involves two temporary mobile kitchen trailers. One trailer will house the dishwashing facilities, which includes a commercial size dishwasher service and hand washing sinks. The other mobile trailer will accommodate the cook -line function of the kitchen. The three temporary exhaust fans on the roof of the cafeteria building will serve these trailers. (See sheets P-1 thru P-5). The duration of the mobile trailers and exhaust fan is approximately six months. Included in this package are the noise mitigation reports that Veneklasen Associates performed regarding the temporary exhaust fans. (See Veneklasen Noise Mitigation Reports). Basically, the March 1, 1999 report found that, using the manufactures provided maximum dBA levels, the new location and orientation of the temporary exhaust fans would be below the 50 dBA limit required by the City of Newport Beach. The other equipment addition is a new condenser unit (size: 6'-0"IongX3'-4"wideX 4'-l0"overall height). This unit will be installed adjacent to an existing condenser unit next to the east of the existing penthouse. The existing screen wall on the south side of the unit will be extended to include the new condenser. Please review this package and give me a call with any questions. Sincerely, Caruana & Associates David K Smith Project Manager. 296 Redondo Avenue Enclosures: 8.5x11 dwgs. P-1 thru P-5, Veneklasen Report 3.1.99 and 2.15.99. Cc: George Crall, Project Manager Hoag FD&C. Bill Cadieux, Project Manager Hoag FD&C. Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 6191 L34.doc 4.29.99 • • HOSPITAL ROAD IIIIII;IIIIIIIIIII �lilll1111 � IIIIIj 0 LIL�L llLWJ�J1 � SEE SHEET P-3 FOR ENLARGED PLAN. PROJECT SITE 1k� NEE FOR E�� � ENLARGED ED PLAN. s I ■ 'S STORY PARKING c rral irTURE '1 10 STORY NURSING TOWER EXPANSION SITE PACIFIC COAST HWY. Existing Hoag Memorial Site Plan N.T.S. NORTH CONFERENCE CENTER EXISTING INPATIENT ENTRANCE ORIGINAL HOSPITAL BUILDING a ( AMAill 6 l I + 6 o C jet 6+ HnospR.LL Hoag Memorial Hospital Presbyterian Date: 4.77.99 Scale: AS NOTED Sheer No. A PROFESSIONAL CORPORATION ARGIRCIURE MANNING INIFP10RDESIGt1 Kitchen Upgrade & Cafeteria Remodel Drown by: JObNo: P-1 296 MeaRle Avenue/ Lon9Mach.CA 90913 NEWPORT BEACH PLANNING REVIEW TN. 542 9874446 / ra1562997.1669 DK5 96-191 IJ-191/SKETOH95/91915K2S.OWO 4.27.99 I HOAGOIMEBOX 6laaN$lPvTIPACN.CA996s14Iw EXISTING (3) STORY BUILDING I I I I I I I I I j I I I EXISTING ROOF BUILT-UP ROOF 0/INSULpATED I CONC. 0/MTL DECK) j I I j I I j I I j I I I I KEYNOTES EXISTING MECHANICAL PEN/HOUSE NEW CONDENSER. (6-0"Lx5'-4"wx5'-4"h ON IS" TALL STEEL TUBE FRAME. OVERALL HEIGHT 4'-10") SOUND SCREEN EXTENSION. (1'-10" HEIGHT) (5) TEMPORARY EXHAUST FANS FOR TEMPORARY TRAILERS BELOW ® DIETARY DOCK. 0 j Existing Hoag Cafeteria Roof Plan 1 "=20'-0" NORTH A (6 1 I + + ° c I A 6 1 + AGn.AL Hoag Memorial �^ Hospital Presbyterian Dare: 4/7.99 scale: AS NOTED sneer No. A PROFESSIONAL CORPORATION Kitchen Upgrade & Drawn by: Job No: P-2 ARCNTECNRE PIANNNG INIOtORDE9GN 296 Redondo Avenue/Lem Bench CA POCCO Cafeteria Remodel TN. 5629874664/ Fat562917-1669 DKS 96-191 9-191/5RETCHES/9191SK25o.OWO 427.99 1Ha6oenvnnax61DXNMPOKITT.CN.c*n*4IGT LOADING IrLOCK PLATFORM (EXTERIOR) Existing Hoag Dietary Loading Dock: Temporary Trailer Layout. Extyvt--tq J4-VkiSS( i70 91140. C atmcsor4C7.2 D 0 D E74°3pN(n So-%0g2-( Tevwoft AR-( eAV.oY-,r rn i' . gQa t4ca-1w,el. CTYR oe 3) h .LF)h Fih V&FST Facto Et..tdotTtaa Wrs is 4 Z P O 0 10 8 v4m� 74; m'06 it p E 23 m� $€ x^ddD0g 0j tm X ?I O pclStl!`I`' $A DUCT artiaeT PRATE (aEa STRICT. DIMS) • • eves euernateD FRAME MISER. REPLACE AFTER DUCT GREASE DUCT SLOPED ATE DACC TO GREASE HOOD (TIN 36kW STRJCiURE ABOVE t6k16• r TEMPORARY KITCHEN TRAILER DUCT CORE -OUCH 12•-2' MAX HEIGHhITTPICAU FLOOR SECTION SECTION AT TEMPORARY KITCHEN TRAILER r1 s e7 z o • Veneklasen Associates Noise Mitigation Report 3.1.99 Revision to 2.15.99 report. March 1,1999 Caruana & Associates 296 Redondo Avenue Long Beach, California 90803 Attention: David Chartier Subject: Hoag Cafeteria Remodel Noise Impact of Temporary Exhaust Fans Alternate Mitigation Method Dear David RECEIVED MAR 21999 CARUANA & ASSOCIATES Veneklasen Associates Consultants in Acoustics 1711 Sixteenth Street Santa Monica, CA 90404 Tel: 310.450.1733 Fax: 310.396,3424 Since the time of our February 15 report, we have discussed alternate methods for reducing levels of temporary kitchen exhaust fan noise at the nearby condo buildings with T&K. T&K have suggested reorienting the exhaust fan discharge openings so that they point due east — away from the condos to the west of the hospital site, as illustrated in Tim LaQuay's fax of February 23, 1999 (copy attached) — rather than straight up. We calculate that this new arrangement should reduce the level of temporary kitchen exhaust fan noise received at the condos by 5-6dBA. Assuming that the fan noise characteristics provided previously by the equipment manufacturer (see our February 15 report) are accurate and still applicable, a 5-6dBA reduction should be sufficient to bring the level of temporary kitchen exhaust fan noise at the condos down below the 50dBA limit required by the City. We conclude that the option of west -facing discharge openings for the temporary kitchen exhaust fans should satisfy the City noise limit without the need for a noise barrier and understand that the Owner has already approved the horizontal discharge arrangement, accepting that this may lead to greasy deposits on the roof. Yours sincerely, Veneklasen Associates SteJRBdgers Senior Associate cc: David Smith Caruana Associates Tim LaQuay Tsuchiyama & Kaino Bill Cadieux Facilities Design & Construction gAcaruanaUtoag\lette2.99 FEB-23-1999 09:12 • MD= CGNOW9L11 rML r I I L /�; l ip (pph'J J TSUCHIYRMR 8 KRINO • 949 756 092? P.02/02 Z-Z.3.11 Lave/. Z. RooP /l o* at IINNTSX11, VRtcr NOM lbRtzaMTK CXNAWs7- olSLNAR46 ant) Fu1 ' H r NOON TOTAL P.02 • Veneklasen Associates Noise Mitigation Report 2.15.99. February 15,1999 Caruana & Associates 296 Redondo Avenue Long Beach, California 90803 Attention: David Chattier RECEIIVED FEB 17 1999 CARUANA & ASSOCIATES Subject: Hoag Cafeteria Remodel Noise Impact of Temporary Exhaust Fans Recommendations for Mitigation Dear David Veneklasen Associates Consultonts in Acoustics 1711 Sixteenth Street Santa Monica. CA 90404 Tel: 310.450.1733 i Fax 310.396.3424 i We have now completed our analysis of the noise impact of three temporary exhaust fans proposed for the roof of the cafeteria building and have the following conclusions and recommendations to report: Predicted Noise Impact Levels Based on the equipment locations and noise data provided in your fax of January 13, 1999 (excerpts attached) and assuming the distance and elevation data provided in David Smith's fax of February 12, 1999 (copy attached) we calculate the following noise levels at the nearest condo facade due to the operation of the exhaust fans: EF-TEMP-2 48dBA EF-TEMP-3 50dBA EF-TEMP-4 49dBA Total (all three fans running) 54dBA * It is assumed that the fan noise data are in -duct sound power levels. The City of Newport Beach Noise Ordinance prescribes a nighttime (10pm to 7am) noise limit of 50dBA at residential property. We therefore conclude that, at night and without mitigation measures, the exhaust fans would be in breach of the Noise Ordinance, exceeding the required limit by 4dBA. Mitigation Since sound traps are generally not permitted on grease exhaust equipment, we recommend that the necessary attenuation be achieved by means of an acoustical barrier — a continuous, imperforate screen shielding the residences from the noise of the equipment. The screen should run around the north, west and south sides of the fans — as indicated in the attached mark-up SK-1 — as close as possible to the equipment, while still providing for reasonable access to the fans. For now, we suggest a distance of 4 feet between the screen and the fans. (T&K is this dimension OK?) The screen should extend vertically to a height of at least 10" above the top of the tallest fan— see sketch SK-2. The screen construction does not need to be massive — a minimum surface density of 5 lbs/ft2 will be sufficient — and this should allow several options for the make-up of the screen, including: profiled metal deck, wood, stucco on studs etc. Obviously the screen would need to be framed, braced and restrained asrequired to withstand wind loading, and satisfy local seismic codes etc. If a gap is required between the lower edge of the screen and the existing roof for drainage, then this gap should be kept as small as possible — we recommend 3 or 4", certainly no more than 6". Similarly the penetrations of the screen wall by the ducts need to be made carefully, with only a small gap — 1" maximum — allowed between the duct walls and the screen. We trust that this input is clear and useful. Please call me with any questions or comments. Yours sincerely, Veneklasen Associates Ste '".gers Senior Associate Tim LaQuay Tsuchiyama & Kaino g:k:aruanaWoagMetterl-99 Jan-13-99 03:05P JAH-06-99 WED 08:57 PM TSUCO&KRINU lib/VA HOSPITAL LEVEL z Roar -011 it al I 'slob" SOUND TRAP NURSE'S LCKR S 7 �X16� G� G HU( NU. 114 IbbW P.03 r. uaiuo L ROOF JACK (DISCHARGE OFF EF: 26 BELOW ROOF) TEMPI 7elP3 Tel* (ABANDONED ROOF MTD. EF.) Jan —13-99 03:06P JAN-07-99 THU 10:34 AN TSUCIltA&KAINO FAX NU. 114 (WI" r. uvui P.07 TSUCHIYAMA & KAINO Consutting Mechanical Engineers FAX TRANSMITTAL Date: January 7,1999 Page 1 of 1 Fax No.: (562)987-4669 Project No.:97-104 To: David Smith Company: Caruana & Associates From: Tim LaQuay . Subject: Hoag Hospital Kitchen/Cafeteria Remodel Comments: David, The acoustical information for the temporary exhaust fans located on the Level 2 roof are as follows: Fan Tag No. OB1 0B2 OB3 0B4 085 0136 087 088 EF-TEMP2 88 89 85 83 80 78 75 68 EF-TEMP3 86 86 85 86 83 81 78 - 70 EF-TEMP4 84 87 86 84 83 78 73 68 If you have any questions of if additional information is required, please call. Hard Copy to Follow: no 17977 Von Kamon Anna • SUR. 100 • Irvin • Col9omi9 92614 • (949) 75841565 • Fax (949) 7560927 Feb-12-99 04:26P • • P.01 A RU ANA SSOCI A T E P R OF E S SION A L CORP 0 R A T 1 0 N ARCHITECTURE • PLANNING • INTERIOR DESIGN FAX TRANSMITTAL DATE: 2.12.99 To: Steve Rogers COMPANY: Veneklasen Assoc. FAX No. 310 396 3424 RE: Hoag Cafeteria Remodel Jos No. 96-191 FROM: David S. FACS1lu RECEIVE' rCB 12 Ass VA We are transmitting 2 pages, including this cover letter. If you do not receive all of the pages, please call us as soon as possible. Description of transmittal Sieve: The following should provide the necessary info. regarding the distance & height relationship between the proposed exhaust fans and the nearest condo. The elevation of the cafeteria building is +94.00' approx. (+30'-0" tali). The elevation of the nearest condo is +109.00' approx. The linear distance from the exhaust fans to the property line is 67-0" approx. The distance from the exhaust fans to the condo is 150'-0" approx. Give me a call with any questions. Thank you David K Smith 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 Feb-12-99 O4:26P V • 44 t9YN 111H11 „(tya v. • ••• 9f! Ofi:a2A.•. .o t•t.r•.t1•:r•:..ca ••Va. \T•. (ma r.•• a... ay.lt "4. a. .1 ri ➢ I —3ler P.02 P.02 -. TOTAL P.92 r • CA R D A: N • A PROF ESS 1ARCHITECTURE City of Newport Beach: DEVELOPMENT REVIEW COMMITTEE MEETING MINUTES • A 5 5 0 CI ATES ION AL CORP OR A TION RECEIVED BY PLANNING • I N T E PLAj�NjNG,D060* E l FI AM AUG .0 2 1999 PM 7, 819110111112111213141616 Project No: 1253.21 Project Name: C&A No. 96-191 Date 7/30/99 Hoag Memorial Hospital Presbyterian: Various Projects Conference Trailers @ Cancer Center Parking, Staging Area for Cafeteria Remodel, & Temporary Dining Canopy. Conference #1 Distribution: All parties in attendance & Doug Koehler, Director of Facilities Operation & Maintenance. Anita Widmayer, Hoag Food Services Director. Leif Thompson, Vice President Facilities Design & Construction. Bill Cadieux, Project Manager, Hoag FD&C ph. 1 949 646 2362 fax 1 949 646 7741. George Crall, Project Manager, Hoag FD&C. Darren Gordon, Hoag Buyer. Terry Thorrens, Interior Hodg FD&C. Steve King, Manager, Environmental Services. ph. 1 949 760 2060 fax 1 949 760 2061. Time and location: Thursday, July 29 1999, at 9:00 a.m. a meeting was held athe City of Newport Beach Planning Department. Attendees: City of Newport Beach Garcia, Genic:, Assoc. Planner. 949/644-3200 Fax 949/644-3250. Javier S. Garcia, Senior Planner. Patricia Temple, Planning Director. Janet L. Divan, Assoc. Civil, Public Works. 949/6443344 Fax Russell Cheek, Fire Dept. 949/644 3107. David Groverman, Plan Check Engineer, Building Dept. 949/6443281 Fax: 949/644 3250. 1 Hoaa Memorial Peri Muretta, Hoag Memorial Representative.. 949 588 6090. Fax 949 581 7170. Caruana & Associates (C&A) David K Smith, Project Manager. 562 987 4666 fax 562 987 4669. The meeting began with introductions. A meeting agenda and exhibits A, B, & C were distributed to attendees. Exhibits included a 30x42 Hoag Site Plan, an 11x17 Staging Area Partial Site Plan, and (2) 8.5x11 drawing describing.the Temporary Dining Canopy at the existing exterior patio. David Smith (Caruana & Associates) briefly described the scope of work for each project. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 \\CARUANA\SYS\OFFICE \1996\96.191 \CltyRevlew\6191 cityreview_mm 1.doc Conference Notes - # 1 • • Page 2 of 3 Action Items: 1.01: Dining canopy at the existing cafeteria patio was discussed. Russell C. (Fire Dept.) indicated that the typical permit duration for a project of this nature is 6 months. David S. (Caruana & Assoc.) stated that the approximate duration of the dining canopy is 15 months. Peri M. (Hoag Rep.) discussed the possible use of the canopy as a permanent structure. David Groverman (Building Dept.) interjected that the canopy would have to be like -kind building material as the surrounding structures. The surrounding structures are Type 1, which Is basically concrete and steel. This type design would be a decision for Hoag and can be pursued separate project. David S. (C&A) will coordinate the City permit package with Russell C. (Fire Dept.) 1.02 The method of providing heat beneath the dining canopy was discussed. Russell C. (Fire Dept.) expressed concern with the use of propane within the courtyard. He suggested remoting the tanks to the outside of the perimeter wall of the courtyard. Possibility of using electrical heaters was discussed and will be pursued by Hoag & Caruana & Associates. David S. (Caruana & Associates) presented the "Certificate of Flame Resistance" that was supplied by the tent manufacture (Academy Tent) to Russell C. (Fire Dept.). This was acceptable and will be included in the permit package to Russell C. (Fire Dept.). Also included in the permit package will be the quantity, location, and responsible party at Hoag to maintain. Regarding the heating at the canopy, alternate means of heating and alternate locations of propane will be investigated by Hoag and discussed with Russell C. (Fire Dept.) 1.03 The use of the existing patio with the new dining canopy was discussed. Patricia T. (Planning) explained that the new dining canopy may be inviting to patrons in the evening when noise may become an irritant to neighbors. It was agreed that "Hours of Operation" signage should be posted. Hoag to determine times and discuss with the Planning Dept. 1.04 The "construction staging area" for the future Cafeteria Remodel was then discussed. This area is basically the communication hub for the General Contractor during the construction. It contains an 8'x30' trailer and some material storage enclosed by a chain -link fence with nylon mesh. David S. (C&A) explained that the staging area approximate duration of the area is 15 months. 1.05 Staging area street -side gate and delivery procedures were discussed. Janet D. (Public Works) recommended that the street -side gate be a sliding gate. David S. (C&A) will coordinate with General Contractor. Delivery times at the loading dock during Phase 1 of Cafeteria Remodel was requested. David S. (C&A) will coordinate with Hoag and supply to City Public Works and Planning. 1.06 The (2).mobile kitchen trailers at the loading dock, which are being,pian checked by OSHPD, were briefly discussed. The trailer will be fully sprinkled and the existing loading dock is currently sprinkled. The cooking trailer has a fire-surpression system in the hood. Russell C. (Fire Dept.) offered assistance when OSHPD State Fire Marshall (Jim Franklin) tests this system. 1.07 Trailers at the upper parking terrace of the Cancer Center were discussed. Peri M (Hoag Rep.) explained the current approval with the California Coastal Commission and City of Newport Beach Planning. This approval leaves exact trailer location and utility source open for review. The construction documents for review will be submitted to the Newport Beach Building Dept. In the first week of August by David S. (C&A) Conference Notes -# 1 • • Page 3 of 3 The meeting was concluded. The above summary documents our understanding of the items discussed in the referenced meeting. Unless notice is received to the contrary, the notations will be considered accurate. Bolded items indicate subjects discussed in meeting. Strikeout and changes shown in italics indicate items revised. Prepared by, David K Smith, Caruana & Associates. Sent By: HP LaserJet 3100; 949 581 7170 ; Jul-30-99 9:33; Page 2/3 PERI 'URETTA DATE: July 30, 1999 TO: Leif Thompson FROM: Peri Mure RE: City of Newport Beach Development Review Committee (DRC) Meeting on Cafeteria Remodel • • MEMORANDUM On July 29, 1999, at 9:00 a.m., the City of Newport Beach held its weekly DRC meeting. Hoag's cafeteria remodel was the only item on the agenda. David Smith, from Caruana and Associates identified the project components as consisting of: the cafeteria remodel itself, a staging arca adjacent to the existing loading docks, a canopy for outside dining, and trailer placement on the upper terrace behind and adjacent to the Hoag Cancer Center to serve as meeting/office space. Below is a summary of issues raised by City staff related to the cafeteria remodel project, as well as action items to be taken by Hoag in response to those issues. 1. Canopy -related issues —Russell Cheek from the Fire Department had several concerns related to the canopy. They were. A. Need to have flame certifications from the manufacturer. David Smith said these would be made available. ACTION: Provide flamer certifications to City. B. Need to determine whether City of State Fire Marshall have jurisdiction for permitting. David Smith said that this was a "gray" area. AaON• Determine jurisdiction for canopy review. C. Several issues were raised with respect to the propane heaters. First, although the site of the propane heaters being proposed is right under the size required for permits, the Fire Department still may require permits. Second, propane heaters are not allowed to be located next to combustible areas. Third, because propane is heavier than air, and the canopy area has "walls" on three sides, propane, if leaked, would not be able to dissipate into the surrounding area and would be trapped. This safety bzard is unacceptable. Fourth, storage ofpropane cannot occur within or adjacent to the canopy. ACTION: Determine whether another method of heating can be utlilzed. Present altanative.to Fire Department for review. Obtain required permits, if any. The Planning/Building Departments also had issues related to the canopy. These wet*: A. The temporary canopy requires a permit that is valid for six months. It can be extended after that tine period for another six months; however, if the Hospital would like to have the canopy ..,a.ted fora long period of time, it would be considered a "structure" and would need to beregaired to' rhea Type I construction standards. ACTIN: Determine whether the canopy will be a temporary or permanent structure and adhere to building requirements for alternative selected. B. Noise and lighting impacts of the outside eating area to Villa Balboa/Versalles are of concern. The Planning Department suggested that the Hospital limit the hours of utilization of the facility. Staff suggested that it be utilized no later than 10:00 p. m. ACIQ$: Determine what self- imposed utilization restrictions Hoag will accept and identify these to the City. 3 R F O A l 0 0 R 1 V s MISSION VICJO O n 1. I r o n N I A 9 2 8 9 2 9 4 9/ .5 8 8• 8 0 9 0 Sent By: HP LaserJet 3100; 949 581 7170 ; Ju1-30-99 9:34; Page 3/3 • • Leif Thompson July 30, 1999 2. The Building Department also stated that the trailers would be required to obtain building permits. ACTTON: Complete building permit applications, and subsequently obtain required permits. 3. Two additional issues related to the proposed project were raised by Janet Divan of the Traffic Engineer Department, and include: A. A rolling gate, rather than a swing gate should be provided, to minimize conflicts with traffic movement. ACTION: Reflect rolling gate on revised plans to be submitted to City. 13. Deliveries by large trucks should be prohibited during Hospital shift changes to minimize circulation impacts. ACTION' Provide note an plan, or in other appropriate place, specifying deliveries by large trucks will not occur at shift changes. If you have any questions on City staff issues raised at the DRC meeting for the cafeteria remodel, please let me know. C: George (Pall, Hoag Hospital David Smith, Carwma and Associates Page 2 • • AR U AN A bt PROFESSION • S S OCI A TES A L CORPOR A TION ARCHITECTURE • PLANNING • INTERIOR DESIGN August 20, 1999 To: City of Newport Beach Building & Planning Department 3300 Newport Blvd. Newport Beach, CA 92659 RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM AUG 2 4 1999 PM 71819 110111 112111213141516 Re: Hoag Memorial Hospital Presbyterian Development Review Committee Thursday, July 29, 1999 Status Report. Attn: Garcia, Genia, Assoc. Planner. Javier S. Garcia, Senior Planner. Patricia Temple, Planning Director. Janet L. Divan, Assoc. Civil, Public Works. Russell Cheek, Fire Dept. David Groverman, Plan Check Engineer, Building Dept. Dear City of Newport Beach Building & Planning Department: During the Development Review Committee,,held on Thursday, July 29, 1999, three main topics were discussed. First, the trailers at the Cancer Center upper parking terrace; second, staging area for the Cafeteria Remodel project; and last, the Cafeteria dining patio canopy. On August 10, 1999, the trailers at the Cancer Center upper parking terrace project was submitted to the building permit for a full review. The main portion of this project is providing the electrical connections for the trailers. The estimated time for plan check is six weeks. There were two comments regarding the staging area for the Cafeteria Remodel. The first was to provide a sliding gate at the West Road side of the staging area. The second was to provide delivery times during Phase 1 of the Cafeteria Remodel. Particular concern was given to the large truck delivery. Attached is an 11x17 plan that shows the staging area and surrounding delivery parking. Each parking spot is assigned a number. This number keys into the attached table. For example, delivery slot #3/parking space #3 has a delivery every Wednesday. Regarding the dining canopy, we are currently preparing a project package for Russell Cheek's review and approval. This package will include a site plan, floor plan, elevation, canopy flame spread certificate, and electric area heater cutsheets. Estimated completion and submittal for this package is the week of 8.23.99. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 \\CA R UA N A\SYS\OFFICE\ 1996\96.191.08\6191.08L02.doc Please give me a call with any questions. Sincerely, Caruana & Associates Y David K Smith Project Manager. Enclosed: 11x17 partial site plan.(7.28.99) 8.5x11 delivery schedule.(8.3.99) cc: George Crall, Hoag Facilities Design & Construction. Bill Cadieux, Hoag Facilities Design & Construction. Peri Muretta, Hoag Memorial Representative. VENDOR DELIVERY SCHEDULE X Groc/Supplies Sysco 800-800-1199 7:ooam-10:ooam 3 X Produce JC Produce 800-826-1547 7:ooam-10:00am 4 X X X X X X X X X X X Seafood Santa Monica Seafood AIN 714-921-2622 As Needed 4 Sushi IOkka Sushi 310-410-1151 B:00am-9:ooam 5 Standing Order X X X X X Bakery Old Country 714-634-2774 9:ooam-12:00pm 4 Standing Order X X X X X X Bakery C'est Si Bon 949-675-0994 7:30am-8:ooam 4 Standing Order X X X X X X X C'est Si Bon - Caf& Hoag 949-675-0994 7:30am-8:o0am Cancer Center Standing Order X X X X X leery ery Manhattan Bagel 949-642-2777 7:ooam-8:ooam 5 Standing Order X X X X X X X Bakery French'sBakery -A/N 949-642-0571 As Needed 5 Dairy Ross Swiss 800-742-7677 9:00am-11:ooam 4 X X X X X X Dairy Ross Swiss - Ice Cream 800-742-7677 8:00am-9:o0am 4 X X Meat/Poultry Goldberg & Solovy 800-273-6637 8:00am-9.00am 4 X X X X Liquer Hi Time Liquer 949-650-8463 11:ooam-12:oopm 5 X X Bakery Le Chef Bakery 800-585-3243 7:ooam-8:00am 4 X X X Bakery Sweet Life Bakery 949-261-7400 10:00am-12:00pm 4 X X Sandwiches Brown Bag Sandwich -AM 949-493-0656 As Needed 5 Nutr. Supl. Ross Labs Nutritionals 800-338-8861 12:00am-1:oapm 4 X X Coffee Apffels Coffee 800-443-2252 8:00am-9:ooam 5 X X S)ple PacificSnapple 800-213-6334 11:00am-2:00pm 4 X X Snacks Triple L 888.874-7535 9:o0am-11:ooam 5 X X X Vending Continental Vending 714-777-9200 10:ooam-12:00pm 5 X X X X X Fountain Drinks Coca Cola 714-282-2019 11:aoam-1:o0pm 4 X X Nutr. Supl. Sandoz Nutrition 800-999-9978 As Needed Receiving X X Nutr. Supl. Mead Johnson 800-428-2356 As Needed Receiving X X Cleaning Supplies AmeriClean 800-626-5015 2:oopm-3:oopm 4 X X Linen Rental Angelica Rental Service 909-623-5135 11:ooam-12:oopm Receiving _ X X X i7 Delivery Schedule.xls 1 08/03/1999 • Keynotes REVISIONS • • EXISTING CONDOMINIUM ET(TH2IOR PATIO (DINING CANOPY) PERIMETER OF EXISTING FACILITY BUILDING.— HOAG Hoag Memorial HOSPITAL� Hospital Presbyterian ENOM Olt 110K NNRdRROCK CAS IUS SFin/er.R.VIE,t/SI%W ffir0 7.2Ss. • • • EXISTING FOLIAGE • • • • • • • • • • • n E1 MISCELLANIOUS PARKING. PUBLIC EXIT DURING PHASE I CONSTRUCTION. (REMOVED DURING PHASE 2) CONSTRUCTION BARRIERS. LARSE TRUCK DELIVERY. DELIVERY PARKING. USE B" WIDE LAW -DUTY TAPE TO DENOTE PARKING. 1 ' • • O6 6' HIGH CHAIN LINK FENCE WITH NYLON MESH it SLIDING GATE. • • • (BY GENERAL CONTRACTOR) • • • _ •• I t l UTILITIES et CONSTRUCTION TRAILER • • • • • HOSPITAL DRIVE CONSTRUCTION STAGING AREA I+/•931-0" x 17'•6") CONCRETE WALK • KITCHEN UPGRADE AND CAFETERIA REMODEL ' ❑8 CONTRUCTION ACCESS. (DIETARY LOADING DOCK WITH COORDINATION WITH FOOD SERVICE STAFF.) TEMPORARY LOADING DOCK WITH REMOVABLE RAILING FOR EMERGENCY USE. 10 PARKING SIGNAGE FOR TEMP. PARKING. REUSE DISPLACED SIGNAGE FROM LANDSCAPED AREA e4 WEST SIDE OF CAL-tl tKIA. • • l :\ El r (EACMIOT 9'•010,bQ01•0 I or -rm.) t RAMP • EXHIBIT B: CONSTRUCTION STAGING PLAN CISKIIRCI1011 Stan 7.2839 EXHIBIT A CO NS U LTA A . D A S E OCIATCS w a.tw Meows «,rnN. bowler 4..i. DRAWN OR REVIEWED OS RAIL 7XN SCALE t/tr=1'-o' Jo. An Shut ARUANA & PROFESSION • SSOCI A TES A L CORP OR A TION ARCHITECTURE • PLANNING • INTERIOR DESIGN Date: 7.29.99 To: City of Newport Beach Development Review Committee Re: Hoag Memorial Hospital Presbyterian Various Projects. Fm: David K Smith. Caruana & Associates Meeting Agenda I. Introductions. II. Overview of Project. a. Exhibit A: Cancer Center Upper Terrace Trailers. b. Exhibit B: Staging Area. c. Exhibit C: Cafeteria Dining Patio Canopy. III. Questions and Answer. IV. Resolutions & Required Action. V. Meeting Close. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 \\CARUANA\SYS\OFFICE\t 996\96-191 \CityReview\6191 DRCagenda.DOC • • • EXISTING CONDOMINIUM • • UVpCMm AMA AMA • • EXTERIOR PATIO (DINING CANOPY) PERIMETER OF EXISTING FACILITY BUILDING. • • • • • • EXISTING FOLIAGE • • • • • • • • • • • • • • • • • • • • • • • • • • HOSPITAL DRIVE • • • • • • T�s Keynotes 2 5 4 5 n 10 PUBLIC EXIT DURING PHASE I CONSTRI)GTION. (REMOVED DURING PHASE 2) CONSTRUCTION BARRIERS. LARGE TRUCK DELIVERY. DELIVERY PARKINS. USE 3' WIDE HEAVY-DUTY TAPE TO DENOTE PARKINS. • MISCELLANIOUS PARKING. 6' HIGH CHAIN LINK FENCE WITH NYLON MESH. (BY GENERAL CONTRACTOR) UTILITIES e CONSTRUCTION TRAILER CONTR,UCTION ACCESS. (DIETARY LOADING DOCK WITH COORDINATION WITH FOOD SERVICE STAFF) TEMPORARY LOADING DOCK WITH REMOVABLE RAILING FOR EHERbENCY USE. PARKIN& SIGNASE FOR TEMP. PARKING. R.EIJSE DISPLACED 516NA6E FROM LANDSCAPED AREA o WEST SIDE OF CAFETERIA. • • • • • [-77c�. m C L, YE?1 AA L .` 4 1 1 F4I —1 1 1 4. 4 (EAC+1 SLOT 4'-0'101c2O'-0 I 1 --1---1---1---1---J • • • L Partial Site Plan © Service Level / SCALE: 1 "=20'-0" LOADING DOCK RAMP NORTH REVISIONS CONSULTANT �� E( CD z O v) g O 00 O • � 2= HOAG Hoag Memorial HOSE Hospital Presbyterian 5e-1°Ij20-YREVIEA'i 6`9IE1HI137B.DWG 7.2899 I HOAR DRIVE BOX 8100, NEWPCRr BEACH, CA 92ee&e1a KITCHEN UPGRADE AND CAFETERIA REMODEL EXHIBIT B: CONSTRUCTION STAGING PLAN 7.28.99 • R D 5 5 C I A 1 1 5 ROFESS!W4L CDfFVMAI106 • 0 T EXISTING CAFETERIA PLANTER PATH OF EXIT PLANTER / �\ PLANTER co"cf o 0 o /n5 / 07o 0 ° �'/ 0 0 O EX. % o\ A/\ o o EXTERIOR PATIO 1 I 1 I I I I I L _J a 0 0 ry.. -p,\\\\\\\\\\\\\\\\\\\\m \\\\\ Keynotes: 2 s EXISTING PATIO FURNITURE. 4 /I PLANTER TEMPORARY CANOPY. (APPROX. 40'x409 PORTABLE AREA HEATER. (TYPICAL OF 4, 5 GALLON TANKS EA.) BARBECUE LOCATION. Partial Service Level Floor Plan: Patio Seating During Cafeteria Remodel Scale: 3/32'=1'-0" North (n „ R 9 A A 6 A 1 1 a C 1 A A PRO195IONAL CORPORARON r L 1 HOAG Hoag Memorial Hospital Presbyterian Date: 728.99 Seale: AS NOTED Sheet No. EXHIBIT ��� Kitchen Upgrade & Cafeteria Remodel Temporary Dining Canopy 1 HOAG OWE FOS6191NF„FORYRYACNCAfl4 41C0 Drawn by:' DC Job No: 96.191 ARCNIIECNRe PLANNING INTERIOR DEIGN * ee»/Lo„9Beach, CA 95ee3 296RedoaMOM TN.5629e74666/ Om5629974669 CIIYR„vIRw/5191e„hlblta-1.dw9 7.28.99 • • ---1 mn (JvA,51N61.ER `$dr vcj oWO) 1- ri4s-1rYn A l ?Apo efidtec etQbj1NG, Cl�it�itta. 1 r \, E r &A," E4.EJAtto0 ry c<R.is:1a1 7'A14Ei vivo wnt.u. g I 1a o 161 ,,t PERI IhREiiA July 26, 1999 • Janet Divan Civil Engineer City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1768 RE: Hoag Hospital Parking Plan and Parking Utilization Survey Results Dear Janet: • RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM JUL 2 7 1999 PM 71819110111112111213141316 In May of 1998, Hoag Hospital updated its Parking Plan for both the Upper and Lower Campus. A copy of this Plan was provided to you last year. In June of 1999, Hoag Hospital updated its campus -wide Parking Plan. A copy of this Plan is enclosed. Also enclosed is a corresponding table documenting the number of parking spaces by type (i.e., standard, carpool, handicapped, etc.) for each parking area. There have been no new parking areas constructed since the Parking Plan was provided to you in 1998. However, the total amount of parking at Hoag Hospital has increased by 21 spaces, due to the creation of a few additional parking spaces in areas that were not previously utilized for parking (see summary table from 1998 and 1995 baseline, also enclosed). In February of 1999, Hoag Hospital conducted a four -day parking utilization survey. This survey is an update to the survey that was last conducted in 1995, and previously provided to you. The findings of the 1999 parking utilization survey are shown on an enclosed table that documents average and peak utilization of each parking area for each of the four days during which the survey was conducted. If you have any questions on Hoag Hospital's parking plan, or the results of the parking utilization survey, please feel free to contact me. cerely, 9 en uretta Enclosures: Hoag Hospital Parking Plan Parking Spaces Provided by Type (1999) Parking Spaces Provided by Type (1998 v. 1995) Parking Survey Utilization Results (1999) C: Leif Thompson, Hoag Hospital Genia Garcia, Planning Department 3 REGALO DRIVE MISSION V I E J O, CALIFORNIA 9 4 9/ 5 8 8• 6 0 9 0 9 2 6 9 2 • • Hoag Hospital Parking Analysis July 1999 Parking Area Number Parking Area Name May 1998 Parking Provided* SHCO T July 1999 Parking Provided* SHCO T UPPER CAMPUS P-U-001 Emergency Room Auxiliary Lot 9 1 10 9 1 10 P-U-002 Emergency Room Main Lot 23 2 25 23 2 25 P-U-003 Irvine Surgery Center 14 14 14 14 P-U-004 Conference Center 39 39 38 38 P-U-00S Doctor's Lot 70 1 71 70 1 71 P-U-006 Behind Conference Center 10 1 11 13 1 14 P-U-007 Main Entrance Drive 6 2 8 6 2 8 P-U-008 Adjacent to Main Entrance $ 10 9 19 10 9 19 P-U-009 Radiation Treatment 4 4 4 4 P-U-010 Cardiac Services/Loading Dock 5 5 3 3 P-U-011 Rear Driveway Parking 13 2 15 13 2 15 P-U-012 Hospital Road Lot 0 0 0 0 P-U-012 Parking Structure Level #1 232 1 233 239 1 240 P-U-013 Parking Structure Level#2 234 1 235 239 1 240 P-U-014 Parking Structure Level#3 232 1 233 236 1 237 P-U-015 Parking Structure Level#4 231 2 233 232 2 234 P-U-016 Parking Structure Level #5 229 11 240 233 11 244 TOTAL UPPER CAMPUS 1,361 32 2 1,395 1,382 32 2 1,416 LOWER CAMPUS P-L-001 Cancer Center Rear Lot 42 1 43 42 1 43 P-L-002 Cancer Center East Lot 22 2 24 19 2 5 26 P-L-003 Cancer Center Front Lot 36 3 39 36 3 39 P-L-004 Cancer Center West Lot 25 3 1 29 22 4 1 27 P-L-005 Day Care Center 30 1 31 30 1 31 P-L-006 Auxiliary Parking Lot(east) 0 0 0 0 P-L-007 Auxiliary Parking Lot (west) 325 325 325 325 P-L-008 Support Services Level #1 77 77 77 77 P-L-009 Support Services Level #2 75 75 75 75 P-L-010 Support Services Level #3 69 69 69 69 P-L-011 Support Services Level #4 57 7 1 65 57 7 1 65 P-L-012 Support Services Level#5 81 81 81 81 TOTAL LOWER oar CAMPUS GRAND TOTAL 1 6 858 2,200 49 1 3 2,253 * = S (standard); H (handicapped); C (carpool/vanpool); 0 (other); T (total) 2,215 50 1 8 2,274 1 • • Hoag Hospital Parking Analysis May 1998 Parking Area Number Parking Area Name 1995 Baseline Parking Provided* SHCO T May 1998 Parking Provided* SHCO T UPPER CAMPUS P-U-001 Emergency Room Auxiliary 9 1 10 9 1 10 P-U-002 Emergency Room Main Lot 19 1 20 23 2 25 P-U-003 Irvine Surgery Center 14 14 14 14 P-U-004 Conference Center 39 39 39 39 P-U-005 Doctor's Lot 70 1 71 70 1 71 P-U-006 Behind Conference Center 5 1 6 10 1 11 P-U-007 Main Entrance Drive 6 2 8 6 2 8 P-U-008 Adjacent to Main Entrance 11 10 21 10 9 19 P-U-009 Radiation Treatment 4 4 4 4 P-U-010 Cardiac Services/Loading Dock 3 3 5 5 P-U-011 Rear i)rivewav Poripine. . - . - _ P-U-012 P-U-012 P-U-013 P-U-014 P-U-015 P-U-016 TOTAL UPPER CAMPUS Hospital Road Lot Parking Structure Level #1 Parking Structure Level #2 Parking Structure Level #3 Parking Structure Level #4 Parking Structure Level #5 13 2 14 232 1 234 1 232 1 231 2 229 II 14 233 235 233 233 240 1,365 32 2 1,399 0 232 1 234 I 232 1 231 2 229 11 15 0 233 235 233 233 240 1,361 32 2 1,395 LOWER CAMPUS P-L-001 P-L-002 P-L-003 P-L-004 P-L-005 P-L-006 P-L-007 P-L-008 P-L-009 P-L-010 P-L-011 P-L-012 TOTAL LOWER CAMPUS Cancer Center Rear Lot Cancer Center East Lot Cancer Center Front Lot Cancer Center West Lot Day Care Center Auxiliary Parking Lot (east) Auxiliay Parking Lot (west) Support Services Level #1 Support Services Level #2 Support Services Level #3 Support Services Level #4 Support Services Level #5 42 1 22 2 36 3 43 24 39 25 3 1 29 30 1 148 0 0 0 31 148 0 0 0 42 1 22 2 36 3 43 24 39 25 3 1 29 30 1 0 325 77 75 31 0 325 77 75 0 0 0 0 0 0 69 69 57 7 1 65 81 81 303 10 1 314 839 17 1 1 858 GRAND TOTAL 1,668 42 3 1,713 * = S (standard); H (handicapped); C (carpool/vanpool); 0 (other); T (total) 2,200 49 1 3 2,253 • • Hoag Hospital Parking Analysis (May 1988), Continued Notes: 1. The draft EIR for the Hoag Master Plan (October 1991) does not contain information on parking spaces that were existing at the time the draft EIR was prepared. The first comprehensive study of parking at Hoag Hospital was undertaken in June of 1995. The June 1995 information is used as the baseline in the above table. 2. The draft EIR for the Hoag Master Plan (October 1991) contains the following parking generation rates: A. Outpatient rate = 2.00 parking spaces per thousand square feet B. Inpatient rate = 1.25 parking spaces per thousand square feet C. Support Services rate = 1.00 parking spaces per thousand square feet D. Administrative rate = 4.00 parking spaces per thousand square feet E. Residential Care rate = 1.00 parking spaces per thousand square feet F. Medical Office rate = 4.00 parking spaces per thousand square feet 3. 148-space auxiliary lot northeast of Hoag Drive and West Coast Highway is replaced by the 325-space auxiliary lot northwest of Hoag Drive and West Coast Highway. Neither lot was developed to meet existing parking demand. Rather, the existing 325-space auxiliary parking lot, which has replaced the previous 148-space auxiliary lot, was developed to meet the parking needs of future development in accordance with the Planned Community Development Plan and District Regulations. Page 2 HOAG HOSPITAL PARKING STUDY ANALYSIS 2/3/99 through 2/6/99 Parking Lot I.D. No. Parking Area Name No. of Spaces 2/3/99 Av.* Peak 2/4/99 Av.* Peak 2/5/99 Av.* Peak 2/6/99 Av.* Peak P-U-001 P-U-002 Emergency Room Auxiliary Lot Emergency Room 10 2 4 1 4 1 4 0 2 P-U-003 P-U-004 P-U-006 P-U-008 P-U-007 P-U-005 Main Lot Irvine Surgery Center Conference Center Behind Conference Center Adjacent to Main Entrance Main Entrance Drive Doctor's Lot 25 14 36 14 19 10 20 8 28 10 14 4 25 14 38 23 19 8 22 10 28 11 15 3 25 13 38 16 19 8 17 7 26 10 14 4 24 12 37 15 19 9 20 8 23 6 11 2 25 14 37 11 17 8 P-U-009 P-U-012 P-U-011 P-U-010 Radiation Therapy Hospital Road Lot Rear Driveway Parking Cardiac Services/Loading Dock Upper Campus 71 4 0 15 3 44 2 0 8 2 69 4 0 14 3 50 0 0 8 2 72 2 0 15 3 45 1 0 8 2 73 4 0 15 3 27 1 0 3 3 50 4 0 5 3 221 142 221 150 215 135 215 104 176 _ P-U-012 P-U-013 P-U-014 P-U-015 P-U-016 Parking Structure Level #1 Parking Structure Level #2 Parking Structure Level#3 Parking Structure Level #4 Parking Structure Level #5 Parking Structure 240 241 240 237 245 I54 184 190 189 205 243 241 234 232 240 161 177 204 184 199 243 239 239 234 239 153 170 198 176 185 239 239 233 224 237 14 53 93 148 145 22 70 119 172 189 1,203 928 1,187 925 1,165 882 1,144 453 544 P-L-001 P-L-004 P-L-003 Cancer Center Rear Lot Cancer Center West Lot Cancer Center 43 25 24 10 42 26 24 9 39 24 23 11 43 25 3 2 10 8 P-L-002 Front Lot Cancer Center Past Lot Cancer Center 39 26 23 9 46 19 20 12 39 24 24 7 41 15 13 7 36 19 133 66 120 65 117 66 123 25 67 P-L-005 P-L-006 Day Care Center Auxiliary Lot O Campus 31 13 29 14 25 11 20 0 1 Total Hospital Parking 1,588 1,150 1,459 1,153 1,459 1,097 1,447 583 750 * AV = 6:00 a.m. — 8:00 p.m time period was averaged (measured per one-half hour) — Average of "0" denotes average of less than one-half car Notes: Peak and average counts for subtotals may vary from addition of subtotal components as peak/average counts vary by time of day; auxiliary lot which contains 148 spaces is currently being utilized as a staging area for construction of Upper and Lower Campus projects o • OLIIO• 2 1C•Ia r 7 O •IIOYO.Om • 10 HCEPRAL ae ItRE fl a IN' NM 111 4 1U HRl 11 MM. 2 •c.a i f f1 f 1 r71 T f Fi 1Ti� if MUT III ► Li TI_LLL((1111 -, WYO O 1NH BCfPdYE MD LGaf i ( • •nom ; • 4C.,m 'Os • FYOq XCF4, 1- TOL Ore ...y. 11 ; ..� **.. : It ....N a .•N US 34 IV .* • ...1> 1*1 1 • >r H,1111 a •y Mi 1, Ny1 L 4 L Mi • •' ..-c • • 1a • 4 K Ham • 111 It r41+1 • na+1, 11 : • n 1w 211> 4 • A, TAYIOR & ASSOCIATES • .,,�,1...01.1.. DMA▪ N.a.e.>.• 1e•. M. 4.1131 .,▪ 1m....o.•. ®. ,1,m - HOAG&SC LL PCQITAL HEBBYT@WI ]tl *wart sc t1YMR 1ENCM EJOI G O,IC PAmIQ ttUIVEY 9Q, nus POSTAL PMIOc RAH -UPPER CAI!(.! nee mho* 00020 7. miss. An sm. *AI fell Sam f0,0 Al 3 a • 10 12 13 m 17 RRST LEVEL IIIN R1M1I.OI/C111 1 ICnQ SECOND LEVEL Lt FIFTH LEVEL S(IMc woLceer III II IIIIIIIIIIIIIIII III .MEWS TAYLOR & ASSOCIATES » .mix VM.191M1 0.R an. m 0.3.71.131111 WAG MI CA11 HOOPITAL PllBeerlB M it IEYICIR 11YEYIR1CI nR W G9EN1 SIMI MILL PARION3 PLMI MICIP03 ISIYUCTURE- eULna UOn RWVM/PMIi/tE MIL Vile W N It ▪ I.6L. >a .m1,.,.11011EL e mu 1111 t c • THIRD LEVEL FOURTH LEVEL 2 • ▪ 1 10 12 - 1 U 1 14 1 I. -- 1 ,. 1 17 A-2 l) J17111iIfTfTT) I T11THJ 1 f Tf Tf 1 fl GI _I_ -- • i PASCO 9111 1UE OCT1 (REFER TO SHEETA-2) t TAYLOR & ASSOCIATES ..:l.m ,M...n,,s P AG►S 41M-HOOMRALnIEBer)suH XI IEYFLrt! 4)LLLYN¢?C4f CAT13F-lw CA aem MMHG suxEY 12421 WAG PARTIAL Pale PLAN Low cMn)s - EAST envoi ,A i.e 1d0 • aOp 2 3 r . 15 �A-3 2 14 1 10 0 , 17 TAYLOR & ASSOCIATES Trall .� - Cain min. C.,e...... @NANO= iota ISCNIL HOBPRAL PRSBY1wJI 0a Deem- 0wa wrtwttm euai CA 024m PAIRTn BURET PARML PAlgq RAM LOWER CAAPUB-NEST wnaw/sa.1ws 0412. dLa> AMC APPI1.44.2 104420 n 1ee0* sr 44 0 TB• V A-4 0 SECOND LEVEL IIII I I I I 111Ili 1 FIFIH'LEVEL et I.!II i11I111 �m I 1 I i I I111 !III THIRD LEVEL TAYLOR & ASSOCIATES HGIAG 16UIML NOeRTAL M BETT19 1 a IEfnr eaLEvuo.,ewcvr MACH. CA uxem PEEVE SEM' MIfML mmn PLAN PARKING Q(&IC1UE - ECM LCA2 M2 malt• 02110 n weu Moe PM On me 10 12 13 14 15 .. '7 -A-5 POOR QUALITY ORIGINAL (S) Jul-21-99 11:14A P.O1 ARUANA (St S S O C I A T E S A P R OF E 5 5 I O N A C 0 R P 0 R A T 1 ON ARCHITECTURE • PLANN'.NG • INTERIOR DESIGN FAX TRANSMITTAL DATE: 7.21.99 - To: Genia Garcia c/o Jatt ;t COMPANY: City of NeWport Beach. Planning Dept. FAx No. 949 644 3250 RE: Hoag Memorial Camiws Site Plan JOB NO. 96-191 FROM: David K Smith We are transmitting 2 pages, including ';pis cover letter. If you do not receive all of the pages, please call us as soon' as possible, Description of transmittal Genic: Here is the full campus site plan. I hqs°f4 indicated the location of the temporary conference room trailers, the temporary diniha canopy for the cafeteria remodel, and the construction staging area for the cafeteria remodel. Please give me a call with any questions. Thank you David K smith 296 Redondo Avenue Long Beach, CA 9f1 {?3 Tel.,562.987.4666 Fax. 562.987.4669 Jul-2p-99 11:21A P.O1 CA R U A N A & 1 1 S 5 0 C 1 A T E 5 A P R 0 F E SS ION A L CORP 0 R A T ION ARCHITECTURE • PLAN N I N G • INTERIOR DESIGN FAX TRANSMITTAL DATE: 7.20.99 To: Genia Garcia c/o Janet COMPANY: City of Newport Beach Planning FAX No. 949 644 3250 RE: Hoag Cafeteria Remodel: Temp. Dining Canopy @ Patio Jos No. 96-191 (Hoag#1253.21) FROM: David K Smith We are transmitting 3 pages, including this cover letter. If you do not receive all of the pages, please call us as soon as possible. Description of transmittal Genia: Please review the following plan describing the proposed temporary dining canopy at the existing exterior patio adjacent to the cafeteria. This plan has been reviewed by Steve Bunting, City of Newport Beach Fire Capt. As a result of that review, the canopy will be open on at least three sides, self -illuminated exit signs, and if Hoag uses more than (4) 5 gallon area heaters a permit will need to be approved by the city for the propane use. The canopy manufacture is suppling structural calcs. This will enclude anchorage details for the canopy posts. The duration of this area will be approx. 10 months. Please give me a call with any questions. Thank you David K Smith cc: George Crall, Hoag FD&C. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 Jul-2$7-99 11:21A • • P.02 EMERGENCY GENERATOR WLLCINC HECPORT EMERGENCY DEPARTMENT `r{HGte.)G aga Aso t: t CONDOMINIUM ur r CANCER CENTER JAMES IRYNE, iURGERY CENTER rePor r1AcL• S' = Pa.dma tTS KEMAL OA ADMITTING °ARKING STRUCTURE CONE. CC ENCE TER Jul-2p-99 11:22A A • • P_03 HOSPITAL DRIVE ER. CCOLN N ENCE (SL10E) PLANTER ica aN+Awn PLANTER IP 1 t L . A, vat Wean 1 \ • OUTDOOR \ DINING \ CANOPY PLANTER Laa r j---1 I L PLANTER aci f Partial Service Level Floor Plan: Exterior Patio Seating for Phase 2 Scale: 3/32"ml IAD" C & A A MORSSIONAL cormeaTON MOIITICNIIC NANNNO NSGIOR Oa1GN 2Y6 R W end Avona. / Long Math. CA 90003 eull.nn/6191bJR.nn2 ieewq GAG 95 190 9 HWRw Ho Ho Kitchen Upgrade Temporary Di , uog3.Al to am. PLANTER North ag Memorial spltal Presbyterian Dole, 6.10.99 Secle: AS NOTED Shoot No. S. Cafeteria Remodel orownbr. lob No• B2-1 a ning 0 Canopy DFS 96.191 Newron... can. Im Jul-20-99 10:41A • • P.01 CA R U A N A & 1 I S SOCI A T E S A PR OF ESSION AL CORP OR A T ION ARCHITECTURE • PLANNING • INTERIOR DESIGN FAX TRANSMITTAL DATE: To: COMPANY: FAX No. RE: Jos No. FROM: 7.20.99 Genia Garcia c/o Janet City of Newport Beach Planning 949 644 3250 Hoag Memorial: Temp. Conf. Trailers @ Cancer Center 96-191 (Hoag#1253.21) David K Smith We are transmitting 4 pages, including this cover letter. If you do not receive all of the pages, please call us as soon as possible. Description of transmittal Genia: Please review the following drawing package regarding the proposed temporary conference room trailers adjacent to the existing Cancer Center. Please give me a call with any questions. Thank you David K Smith cc: George Crall, Hoag FD&C 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 PROJECT SCOPE: 0. INSTALL (1) TEMPORARY CONFERENCE ROOM TRAILER AND PROVIDE UTILITIES FOR (3) FUTURE TEMPORARY CONFERENCE ROOM TRAILERS. EACH TRAILER IS 10'X32, ONE EXIT WITH HANDICAP RAMP. HANDICAP TOILET FACILITIES FOR THE TRAILERS ARE LOCATED ON THE THIRD FLOOR OF THE EXISTING CANCER CENTER BUILDING. ALL POWER/TELEPHONE WILL BE EXTENDED FROM THE CANCER CENTER AND CONCEALED WITHIN A TENCH TO TRAILER #1. THE POWER/TELEPHONE WILL BE SURFACE MTD. ON THE SOUTH -SIDE OF THE EXISTING PARKING LOT PLANTER WALL. EACH TRAILER WILL BE ANCHORED ACCORDING TO THE TRAILER MANUFACTURES DETAILS. TRAILERS WILL NOT BE EOUIPED WITH FIRE ALARM OR FIRE SPRINKLERS. • PROJECT DURATION: 10 TO 12 MONTHS. ENLARGED PLAN. Hoag Campus Site Plan Scale: 1 "=300' NORTH 9 9 z n S 8 , cr:Q O � LLIA t0 OO O0. y Z 'Z 7 otZ4 ( Lu Q LL Qt[ zU S xt O0 s - • z • o $ conetVic zt g _$11do2 c 8„ 2'_ s: a ,d5;a • <_: • R • S �' i SEE A-2 FOR ENLARGED PAN - • O- D. • Ken F/Ty1 PARIf1NG-LAT----- (CURRENTLY UNDER CONSTRUCTION) CHILD CARE CLNILR Rtis KEYNOTES: 111111110 111j �� II111!I1111 EXISTING PARKING LOT .0 n innm mnnunnulun PROPOSED TEMPORARY GONFRENGE ROOM TRAILER LOCATION. (SIZE. 10)132% ONE EXIT WITH HAND/GAP RAMP.) (9) FUTURE TEMPORARY GONFERENGE TRAILERS.UTILITY P.O C. FOR THESE TRAILERS WILL BE TERMINATED AT TRAILER I. EXISTING PROPERTY LINE. Partial Site Plan @ Cancer Center Scale: 1"=80' r� 23'-0" NOOK L- 0 u Z o vZ n - a a QC`' WAY CE g OIll a Z U x w< U- O " U a Jul-20-99 10:43A 4 ' • • P.04 KEYNOTES: EXIST NG PARKING LOT PROPOSED TEMPORARY GONFRENGE ROOM TRAILER LOCATION. (SIZE: 10'X321, ONE EXIT WITH HANDICAP RAMP) 2 I EXIS—'NG MEN AND WOMEN HANDICAP TOI_ETS. 5 4 EXIST NG PLANTER RETAINING WALL. PATH OF ACCESS TO H/C FAGIL,TIES Partial Site Plan @ Cancer Center Scale: 1 "=161-0" NORTH ( A V A 1 A V l l t l➢ C I A t I A PROFESSIONAL CORPORATION ARCHITECTURE NAMING INTERIOR DESIGN 29E Redonda Avenue/ton➢ Math. CA EOM 69 99-191/TEMPEONrERAILER/6 91/ra119r5T01.DWE HOAG HO9ITAL Hoag Memorial Hospital Presbyterian CONFERENCE TRAILERS CANCER CENTER 1 xnaarwlvt00; 4l0a0 PORT!EACH cA92866104 Dolo: I scale: 7.20.99 AS NOTED Drown by: OR Job No: 96-191 Sheol NO. A-2 • M2CARTHY 40601/2 WEST COAST HIGHWAY NEWPORT BEACH, CALIFORNIA 92663 (714) 760-5580 FAX (714) 760-5581 June 23, 1999 City of Newport Beach Planning Department 3300 Newport Blvd Newport Beach, CA. 92658 Attn.: Genia Garcia Re: Permit No. G9700199 Dear Ms. Garcia, Please find attached the requested acoustical report for the above referenced Permit No. This document is being provided to your office in an effort to receive building final sign - off. Please contact the undersigned in the event you have arty questions. Since ly, McC ry hn Vander Lans Project Manager enc. cc: File 27.A (949) 760-5580 (949) 760-5581 FAX (714) 219-1738 PAGER 40601/2 WEST COAST HIGHWAY NEWPORT BEACH, CALIFORNIA ® 92663-2654 JOHN VANDER LANS PROJECTMANAGER RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM JUN 23 1999 PM 71819110i 1111'214430411006 BUILDING DEPARTMENT INSPECTION REPORT INFORMATION: 644.3275 , INSPECTI NS: 644.3255 JOB ADDRESS: / 7749G .041/dt (6/?a, e-,y. &AI) INSPECTION TYPE: Y. z PERMIT NO. �T97OD/7 DATE: //Z/.97 INSPECTOR: car/ �X4IGy PHONE: 644- 32G9r REINSPECTION IS REQUIRED 0 REINSPECTION FEE DUE 0 I HAVE THIS DAY INSPECTED THIS STRUCTURE AND THESE PREMISES AND FOUND THE FOLLOWING: SVG etc/ m,'r ,eza .70 (iDiVS'del/o.✓ .eacP4e7 ,B free 47-Fidij yvcwie,t/ -7 ros€o2&ea' ,) Fiti,itz maids) .Pt,er .e.nrY.2ic/ fl ,fl% 0nf4C THE ABOVE DISCREPANCIES SHALL NOT BE COVERED UNTIL CORRECTIONS HAVE BEEN MADE, REINSPECTION REQUESTED, AND WORK APPROVED. I 1 t.ulMFlYI DRUUN 411.. oho 001 c.a'. r.tdeua • M° ICAY CONANT BROOK INC 18 November 1998 Mr. Gary Simmons Taylor &Associates, Architects 2220 University Drive, Suite 200 Newport Beach, California 92660 Subject Hoag Memorial Hospital Emergency Generators MCB Project No, 95104 Dear Mr. Simmons: The following letter summarizes the results of the sound level measurements made at Hoag Memorial Hospital during the operation of the four new emergency generators. The measurements were made to evaluate comQliance with the limits of local noise regulation. The results of the measurements indicate that the sound levels of the generators, with the recommended noise control measures installed, comply with the requirements of the noise regulation. MEASUREMENTS On 16 November 1998, Michael P. SantaMaria of MCB, perforrmd soundlevel measurements at two property line locations adjacent to the generator building between the hours of 6:00 am and 8:00 am. A description of each location is provided below. Location 1- Three feet from the curb on the north side of Hospital Road. This location is approximately 100 to 125 feet directly north of the generator building. Location 2 - At the east property line of the condominiums located to the west of the generator building. This location is approximately 100 feet west of the generator building. Soundlevel measurements were also made inside the Switchgear room to document the generator noise levels inside this space. Sound levels were measured throughout the room during • the operation of the generators. The indoor and outdoor measurements were made during the operation of all four generators. Each generator was operating at the rnaximumload that could be achieved for the test, approximately 850 KW. All measurements were made using the firm's Type 1 Larson Davis Model 800B sound level teeter. The microphone was posidoned approximately 5 feet above the ground. The meter was calibrated before and after the measurements using an acoustic calibrator, 5655 Lindero Canyon Road Suite 325 Westlake Village CA 91362 818 9919300 FAX 818 9912324 Or emorial Hospital Emergency Generators, MCB Project No. 95104 mber 1995 age NOISE REGULATION lb�J7 I1T LLtiHNI CttLUh Inc.•CSC wvs eaG'* r.ua/US M`KAY CONANT BROOK rxc The Community Development Plan (CDP) for this project states -that noise levels due to the emergency generators shall not exceed 55dB(A) at all property lines. Because this requirement is inconsistent with the local Noise Ordinance (i.e. the "Noise" section of the Municipal Code. We contacted the City of Newport Beach planning department for clarification. They informed us that since the CDP was written before the Noise Ordinance, the CDP 55dB(A) requirement should be adopted as the design criterion for this project, irrespective of the time of day the generators are operating. MEASUREMENT RESULTS 1.0 Property Line Locations The A -weighted sound level measured at Location I during the operation of the generators, and without the influence of local vehicle traffic noise on Hospital Road, was 52.53 decibels. Note that the A -weighted soundlevels measured at this location represents the soundlevels from the generators and other mechanical equipment located on the hospital property. The results indicate that the measured soundlevels were below the 55 dB(A) limit set forth by the CDP, Sound levels measured at Location 2, during the operation of the generators and during lulls in traffic noise on Hospital Road, was 54 decibels. Again, these results reflect the sound levels from the generators plus other mechanical equipment located on the hospital property. The result shows that the noise measured at Location 2 also complies with the CDP noise regulation. 2.0 Switchgear Roam The A -weighted sound levels measured inside the Swithgear Room ranged from 76-77 dB(A) in the middle of the room to 78-80 dB(A) three feet from the doors of the room. The sound levels at the doors were slightly higher than in. the middle of the room because the gasketing had not been installed an the doors, allowing sound to leak into the room. Even without the door gaskets, levels inside this room were low enough for intelligible speech communication (using slightly raised voices) at a distance of 5 to 10 feet. I trust this information is sufficient for your present needs. If you have any questions, please call. Yours sincerely, MCOCONANT BROOK Michael P. SantaMaria Consultant MPStbh D:lmpsjob dh joba\95104 Hoag Hospital Generatotaklocumcnts'Compliance Testing,doc TOTAL P.03 1 • HOAG' ow. Hoag Memorial Hospital Presbyterian One Hoag Drive PO Box 6100 Newport Beach CA 92658-6100 Phone 9i9/645-8600 January 15,1999 Mr. Dennis Danner, Acting City Manager City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Hoag Memorial Hospital Presbyterian Master Plan On May 11,1992, after a lengthy public hearing process, the City Council approved the Hoag Hospital Master Plan. Actions taken by the City Council included the following: adoption of a resolution certifying the Final Environmental Impact Report for the Hoag Hospital Master Plan as adequate adoption of an ordinance approving the Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian and adoption of an ordinance rezoning the Hospital property as "Planned Community". In compliance with the Planned Community zoning designation, the Hoag Hospital Planned Community Development Criteria and District Regulations were adopted by the City Council on May 26,1992. This document constitutes the zoning for Hoag Hospital, and, as such, contains development standards related to use, height, building massing, development intensity and setbacks, among other things. Hoag Hospital has been implementing its Master Plan since it was adopted in 1992, concentrating mainly on its lower campus, but also constructing small projects on its upper campus. To comply with California Building Code requirements, to upgrade its existing facilities, and to respond to patient needs, Hoag Hospital is in the process of designing its first major upper campus facility, the East Addition and its associated parking structure. To ensure that the input of City staff is provided during the design process, Hoag Hospital has had several meetings with the City's Traffic Engineering and Planning Departments. As reviewed with City staff, the first component of the East Addition will be the construction of a parking structure to serve the East Addition, as well as future upper campus development in accordance with the Master Plan. This parking structure is being sited on the upper campus in compliance with the Planned Community Development Criteria and District Regulations. These Regulations identify a building setback requirement along Hospital Road of ten feet. As a result of the meetings with City staff, an issue has arisen that has significant implications with respect to Hoag Hospital's ability to implement its approved Master Plan. The City's Circulation Element to the General Plan identifies an improvement to the intersection of Hospital Road and Newport Boulevard. This intersection improvement is identified as the addition of"...one eastbound left turn lane". Although this intersection improvement is identified in the Circulation Element, for the last thirteen years there has been no funding allocated to it through the City's Capital Improvements Program. Further, it is our understanding that this intersection is proposed to be exempt from the requirements of the Transportation Phasing Ordinance that is currently being prepared by the City. Peter M. Foulke Executive Vice President RECEIVED BY Corporate Services PLANNING DEPARTMENT 949/760-2250 CITY OF NF.WP(1RT BEACH Fax 949'760-5746 AM JAN 2 0 1999 PM 71819110111112111213141516 \ \OS -PROFIT COMIML'SIT\ HOSPITAL ACCREDITED BY TIIE IOINT COMMISSION U\ ACCREDITATION OF 11EALTFICARE ORGANIZATIONS •VHA Mr. Dennis Danner January 18,1999 Page Two These documents appear to be inconsistent with one another with respect to City policy for the intersection of Hoag Road and Newport Boulevard. We are proceeding with designing the parking structure, adhering to the ten -foot setback allowed along Hospital Road. However, we are requesting that the City formally address this issue to ensure that Hoag is able to proceed with implementing its approved Master Plan in accordance with the Planned Community Development Criteria and District Regulations. We appreciate your attention to this matter. If you have any questions, or require additional information from the Hospital, please feel free to contact me. Sincerely, Peter M. Foulke Executive Vice President Corporate Services PMF:sas Cc: Rich Edmonston, City of Newport Beach Janet Divan, City of Newport Beach Genic Garcia, City of Newport Beach Leif Thompson, Hoag Hospital Linda Taylor, Taylor and Associates Randy Regier, Taylor and Associates Peri Muretta • • �OCIMIh,UU `� CunLoa '. r 7_ 7 INGES SIRUC1gN) BOUNCY OEPMrtutNI CANCER CENTER PARKUIC STRUCTURE (UYOER CONSTRUCTION) tR C STJM[ CES LIMES TINE i1ACEEST CENTER !JI , j .�i I I I I I n 11TrTTtF1;7 1)1)4 ITIUL i)!i))11r� VRUCI CC Nr" NCE :E' ER NORTH �• �• HOAG' Hoag Memorial Hospital Presbyterian One Hoag Drive PO Box 6100 Peter M. Foulke HOSPITAL Newport Beach CA 92658-6100 Executive Vice President Phone 949/645-8600 RECEIVED BY Corporate Services 15,1999 PLANNING DEPARTMENT 949/760-2250 Fax949/760-5746 January CITY OF NFWPfRT BEACH AM JAN 2 0 1999 PM Mr. Dennis Danner, Acting City Manager City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Hoag Memorial Hospital Presbyterian Master Plan On May 11,1992, after a lengthy public hearing process, the City Council approved the Hoag Hospital Master Plan. Actions taken by the City Council included the following: adoption of a resolution certifying the Final Environmental Impact Report for the Hoag Hospital Master Plan as adequate adoption of an ordinance approving the Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian and adoption of an ordinance rezoning the Hospital property as "Planned Community". In compliance with the Planned Community zoning designation, the Hoag Hospital Planned Community Development Criteria and District Regulations were adopted by the City Council on May 26,1992. This document constitutes the zoning for Hoag Hospital, and, as such, contains development standards related to use, height, building massing, development intensity and setbacks, among other things. Hoag Hospital has been implementing its Master Plan since it was adopted in 1992, concentrating mainly on its lower campus, but also constructing small projects on its upper campus. To comply with California Building Code requirements, to upgrade its existing facilities, and to respond to patient needs, Hoag Hospital is in the process of designing its first major upper campus facility, the East Addition and its associated parking structure. To ensure that the input of City staff is provided during the design process, Hoag Hospital has had several meetings with the City's Traffic Engineering and Planning Departments. As reviewed with City staff, the first component of the East Addition will be the construction of a parking structure to serve the East Addition, as well as future upper campus development in accordance with the Master Plan. This parking structure is being sited on the upper campus in compliance with the Planned Community Development Criteria and District Regulations. These Regulations identify a building setback requirement along Hospital Road of ten feet. As a result of the meetings with City staff, an issue has arisen that has significant implications with respect to Hoag Hospital's ability to implement its approved Master Plan. The City's Circulation Element to the General Plan identifies an improvement to the intersection of Hospital Road and Newport Boulevard. This intersection improvement is identified as the addition of "...one eastbound left turn lane". Although this intersection improvement is identified in the Circulation Element, for the last thirteen years there has been no funding allocated to it through the City's Capital Improvements Program. Further, it is our understanding that this intersection is proposed to be exempt from the requirements of the Transportation Phasing Ordinance that is currently being prepared by the City. 71819110111 1121112131418 ie .\ NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE POINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS •VHA Wed. Inpa• mwerooKni 1 } • Mr. Dennis Danner January 18,1999 Page Two These documents appear to be inconsistent with one another with respect to City policy for the intersection of Hoag Road and Newport Boulevard. We are proceeding with designing the parking structure, adhering to the ten -foot setback allowed along Hospital Road. However, we are requesting that the City formally address this issue to ensure that Hoag is able to proceed with implementing its approved Master Plan in accordance with the Planned Community Development Criteria and District Regulations. We appreciate your attention to this matter. If you have any questions, or require additional information from the Hospital, please feel free to contact me. Sincerely, ..,t3 C-t1.t —(e—Q6 Peter M. Foulke Executive Vice President Corporate Services PMF:sas Cc: Rich Edmonston, City of Newport Beach Janet Divan, City of Newport Beach Genia Garcia, City of Newport Beach Leif Thompson, Hoag Hospital Linda Taylor, Taylor and Associates Randy Regier, Taylor and Associates Peri Muretta 2220 NORTH UNIVERSITY DRIVE NEWPORT BEACH, CA 92660.3319 949.574.1325 FAX 949.574.1338 ARCHITECTURE AND INTERIOR DESIGN MEETING AGENDA Project Name: ' PRESBYTERIAN East Addition Architect's Project No.: HOAG MEMORIAL:HOSPITAL 1350.10 Agenda: - 1. Review of the Traffic Study questions 2. Table 1 Statistical Analysis Comparison 3. Parking Structure a. Siting b. Sections c. Ca[trans Easement 4. Project Phasing 5. Project Approvals cityagendal.doc Date: 12/02/98 Location: Hoag Hospital Time: 10:00 a.m. 111. TAYLOR 8 ASSOCIATES A2 CI11.TE CTS 1 A R U PROF • A N A SS 0 CI A T ES ESSION AL CORP OR A TION ARCHITECTURE • PLANNING • INTERIOR DESIGN Date: 7.29.99 To: City of Newport Beach Development Review Committee Re: Hoag Memorial Hospital Presbyterian Various Projects. Fm: David KSmith . Caruana & Associates Meeting Agenda I. Introductions. II. Overview of Project. a. Exhibit A: Cancer Center Upper Terrace Trailers. b. Exhibit B: Staging Area. c. Exhibit C: Cafeteria Dining Patio Canopy. III. Questions and Answer. IV. Resolutions & Required Action. V. Meeting Close. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 \\CARUANA\SYS\OFFICE\ 1996\96-191 \CityRevlew\6191 DRCagenda. DOC • ininAWmaic..�Y•••••.••T•m.rs•••••1••••r•••a••a.••..•••.••.r.4•••=..••••rni..ti••w=Yai•..••.n+rn••w....r.ris.esa. ORNiR (E) • • ♦ . • • • EXISTING FOLIAGE ♦ r • - _ • • r • r • • • • • • • • • IJCTEIOR PATIO (DINING CANOPY) PERIMETER OF EXISTING FACILITY BUILDING. • r • • • • • • • • • • r • • • • • • • HOSPITAL DRIVE Keynotes • • PUBLIC EXIT DURING PHASE I CONSTRUCTION. (REMOVED DURING PHASE 2) CONSTRUCTION BARRIERS. LARGE TRUCK 'DELIVERY. DELIVERY PARKING. USE B' WIDE HEAVY-DUTY TAPE TO DENOTE PARKINS. MISCELLANIOUS PARKINS. 6' HIGH CHAIN LINK FENCE WITH NYLON MESH. (BY GENERAL CONTRACTOR) UTILITIES a CONSTRUCTION TRAILER I .G • ONTRUGTION Access. (DIETARY LOADING.DOGK.WITH COORDINATION WITH FOOD SERVICE STAFP.) ❑Q TEMPORARY LOADING DOCK WITH REMOVABLE RAILIN& FOR. EMERGENCY USE. 10 PARKIN& SISNAGE FOR TEMP. PARKING. REJSE DISPLACED SIGNAGE FROM LANDSCAPED AREA a WEST SIDE OF CAFETERIA. • • • r r a I Alniri pr �I wrolnc.T>anx I RAMP J 0*1* 0 IA li Partial Site Plan @ Sery ce Level • • r SCALE: 1"=20'-0.1 NORTH HOAG Memorial HOSPITAL Hospital Presbyterian 1 NOAO MINEBOXeim. NEWPORf .EACH. CAlR11f1W +6-111(CITTREVEW/61910:111BNtDW& 7.12.99 KITCHEN UPGRADE AND CAFETERIA REMODEL EXHIBIT B: CONSTRUCTION STAGING PLAN 7.28.99 C REVISIONS CONSULTANT A R D O C I A T E+ 4011:65,3w. CORPORATION dun MMnM RM.W DAM :+a ICCOMO AMYL LOW WCA . CA . tars rN 542.'57.44Si FAX 5I2.v II .4 4 DRAWN DR EXISTING CAFETERIA PLANTER PLANTER / PLANTER / 0 0 V 0 0 O 0 0 ()0 ON 0 7 oO Oo PLANTER O PATH OF EXIT 0r0 0 0 EX. 0 EXTERIOR PATIO c>d) 0 0 % O /45 OOO O O O PLANTER Keynotes: pi EXISTING PATIO FURNITURE. 2 5 PORTABLE AREA HEATER. (TYPICAL OF 4, 5 GALLON TANKS EA.) 4 TEMPORARY CANOPY. (APPROX. 401x409 BARBECUE LOCATION. Partial Service Level Floor Plan: Patio Seating During Cafeteria Remodel Scale: 3/32'=14)" North A ( HOA2 Hoag Memorial Dote: Seale: Sheet No. „, o A„ A & { I 1 1 a C I A PROFESSIONAL CORPORATION A 1[ 1 'v`�IL Hospital Presbyterian 728.99 AS NOTED EXHIBIT Dlm9n b9'• ' Ors Job No: 96.191 ARCNRC1URE MANNING RJIFRIOR DESIGN D6 Redondo AMoos/Lana Peach CA9CNW Kitchen Upgrade & Cafeteria Remodel Temporary Dining Canopy C-1 TM. 3629e14661 / fa93629e14669 CII,R.vIw/8191•2h1bll„-1 dwa 7.2&99_ 11gAa9R1/6Wi61(PM11aR6tAOlGMl1561C9 • • .st.Z.—<ExtvroAcq 0‘,A.,51t461.0..acc2., ettagrourui) •••••••••4 rrat40,)G, ?Alto Cmcec 1' ViEsr ?<Ay, Etakikrtoo • • , ....iv • i=5 ;ix - 4 Pr% 'afetaC Iskle4 ?Ma v1/4Ptu—. `21aPtitce 6 0 0 ac� EA•0 EF u t 40 xx NI 111 52 Ju1-44O-99 10:53A k • • • P.01 CA R U A NA & SSO CIA TES A PROF ESSION A L CORPOR A TION ARCHITECTURE • PLANNING • INTERIOR DESIGN FAX TRANSMITTAL DATE: 7.20.99 To: Genia Garcia c/o Janet COMPANY: City of Newport Beach Planning FAX NO. 949 644 3250 RE: Hoag Cafeteria Remodel: Construction Staging Area Joe No. 96-191 (Hoag#1253.21) FROM: David K Smith We are transmitting 2 pages, including this cover letter. If you do not receive all of the pages, please call us as soon as possible. Description of transmittal Genia: Please review the following plan describing the construction staging area for the upcoming cafeteria remodel project. The duration of this area will be approx. 10 months. Please give me a call with any questions. Thank you David K Smith cc: George Crall, Hoag FD&C. 296 Redondo Avenue Long Beach, CA 90803 Tel. 562.987.4666 Fax. 562.987.4669 EXISTING CONDOMINIUM EX19g11 PANO CANOPY)memo PERIMEMI OF EMnWG FAOIRT N1edNG.— / HOAG Memorial "Prom-, Hospital Preloot a.m. sbyterian oar ....tun .V.N._ T .N.. • EXISTING FOLIAGE LIF • • • HOSPITAL DRIVE KITCHEN UPGRADE AND CAFETERIA REMODEL Keynotes ❑1 !MC MGT Owl► s ar 1 CQ eyaucnco nm vVw wow twee v cornrow e++aa s& vase ilaX Emmett otWeer fAnft*HP. use s• ram feborp OVIY TAPE rovece►a ii*. ❑y teseettietous pm's*. © .' N.H GNAW L NC Pete MTH nett* EPee ler sell. coanta nne nT mines • COHenetntl,Mh.ee OORMIGTION I fen.. arrow toms DOCK rem COCROMATnaN MIN N' CO SCRAM aTA T) Oianmr WAGS, oacx IVTN MA7JAEl.L• Me.WP raft OtaiMMr lee. ®I ate same MR /ate. rams. none DI9PLAttO SWAM MICH Lh•C*CA►19 ARM. MST SCe OP CAMERA ♦ ♦ T ti o •<IA Oa PS Fos toy • BULLETIN #2 CONSTRUCTION STAGING PLAN „ BZ 1 A u 0 N i • Project: Support Services Building Applicability of Mitigation Measures June 23,1997 • Mit. Mit. Mit. Mit. No. Applies N/A No. Applies N/A No. Applies N/A No. Applies N/A :C{1rku' V l 1 X 35 AMR 69 X 103 X 2 X 36 X 70 X 104 X 3 X 37 X 71 X 105 X' 4 X 38 X 72 X 106 X 5 X 39 X 73 X 107 X 6 X 40 X 74 X 108 X 7 X 41 X 75 X 109 X f 8 X 42 AMR 76 X 110 X 9 X 43 X 77 X 111 X 10 X 44 X 78 X 112 X 11 AMR 45 X 79 X 113 i X 12 X 46 X 80 X 114 X 13 X 47 X 81 X 115 , X 14 X 48 X 82 X 116 X 15 AMR 49 X 83 X 117 AMR: 16 X 50 X 84 AMR 118 X 17 X 51 X 85 X 119 AMR: 18 X S2 X 86 X 120 X 19 X 53 X 87 X 121 X 20 X 54 X 88 X 122 X i 21 X 55 X 89 X 123 X 22 X 56 X 90 X 23 X 57 X 91 X 24 X 58 X 92 X 25 X 59 X 93 X ' 26 X 60 X 94 X 27 X 61 X 95 X 28 AMR 62 X 96 X 29 X 63 X 97 X 30 X 64 X 98 X 31 AMR 65 X 99 X 32 X 66 X IOU X 33 X 67 X 101 X 34 X 68 X 102 X • • t 2 ,, HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MITIGATION MEASURE SUMMARY Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished to the Building Department by the Project Sponsor. 2. Prior to the issuance of a grading permit, the Protect Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes i n accordance with the documentation. 3. Prior to the issuance of a grading permit, the Project Sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic Investigation and report of the site prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. 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 seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. 5. Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included i n "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared pursuant to Mitigation Measure 3, are followed. 6. Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivlty. The site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soli type should be evaluated. Appropriate personnel (sic) protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential Impact of corrosive soils over time. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8. Should the soil be identified as hazardous due to the severeness of their corrosivity (i.e., a pH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The Project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. Prior to the issuance of grading permits the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. 11. The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routing vacuuming shall be done in accordance with the requirements specified in the plan. M F-36.31-M.M.SUMMARY Page 2 • • 12. Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13. Prior to the completion of final construction plans, the Project sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering o r subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the Project Sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The Project Sponsor shall strictly comply with all conditions of any NPDES permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16. The federal wetland regulations and requirements 'shall be reviewed by the City and the Project Sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetland at that time, as required by the U.S. Army Corps of Engineers and the California Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17. The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/concurrence prior to issuance of grading and/or building permits for Master Plan development. MF-36.31-M.M.SUMMARY Page 3 • • • U.S. Army Corps of Engineers' • U.S. Fish and Wildlife Service' • California Department of Fish and Game2 • City of Newport Beach 18. The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly created wetlands shall no be less than those lost as the result of removal of sensitive wetland communities impacted by the project. • The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. 1 Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However, if proposed changes to the regulations result in removal of the project site from Corps jurisdiction, these agencies would not be required to review the wetland mitigation plan. 2 Regardless of other considerations, CDFG will review the wetland mitigation plan for the City of Newport Beach as part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, If required. MF-36.31-M.M.SUMMARY Page 4 • • 20. The following detailed information will be provided by the Project Sponsor In the final mitigation plan: • Diagrams drawn to scale showing any alterations to natural landforms; • A list of plant species to be used; • The method of plant introduction (i.e., seeding, natural succession, vegetative transplanting, etc.); and • Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. 23. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of the Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25. Subsequent to completion of Phase I of the project, the Project Sponsor shall conduct a Traffic Phasing Ordinance (TP) (sic) analysis for Phase II and II (sic) Master Plan development. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a MF-36.31-M.M.SUMMARY Page 5 • • satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 26. Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing, plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. 27. Subsequent to completion of Phase I Master Plan development, the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when added to the trips generated by existing (including Phase I) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. ' 28. The Project Sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. 29. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. 30. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required, by the City Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed i n accordance with standard design guidelines as indicated in Oei U's Design Guidelines for Bus Facilities. 31. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the Project Sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading MF-36.31-M.M.SUMMARY Page 6 • • permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. 32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. 33. Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. 34. Depending on actual site buildout, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35. As each phase of the Master Plan is constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36. Prior to issuance of grading and building permits for each phase of development, the Project Sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered o r significantly change the land use impact, appropriate CEQ4 documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. 38. Prior to the issuance of grading and building permits for each phase of Master Plan development, the Project Sponsor shall provide evidence that site plans incorporate the MF-36.31-M.M.SUMMARY Page 7 r site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: 1) A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking places shall be located near the employee entrance or at other preferential locations. 2) A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants. 3) A minimum of one shower and two lockers shall be provided. 4) Information of transportation alternatives shall be provided to all employees. 5) A rideshare vehicle loading area shall be designated in the parking area. 6 ) The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. 7) Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the Project Sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts. Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL, mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. 41. Prior to issuance of a grading and or building permit the Project Sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the Project Sponsor shall demonstrate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. 42. 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 o r MF-36.31-M.M.SUMMARY Page 8 • • 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. Prior to issuance of grading and building permits, the Project Sponsor shall ensure that a landscape and irrigation plan Is prepared for each building/improvement within the overall Master Plan. this (sic) plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning Department and Public Works Department. 44. Prior to issuance of a building permit, the Project Sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which detail the lighting system for all buildings and window systems for buildings on the western side of the Upper Campus. The systems shall be designed and maintained in such a manner as to conceal light sources 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 or her opinion, this requirements (sic) has been met. Prior to issuance of a building permit, the Project Sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. Prior to issuance of building permits, the Project Sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. 47. Prior to Issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1). The Project Sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. Prior to issuance of a building permit for any lower campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. 49. In the event that hazardous waste is discovered during site preparation or construction, the Project Sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of MF-36.31-M.M.SU MMARY Page 9 • • Statewide Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. 50. Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded well or pressure relief well, is reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 51. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. 52. A soil gas sampling and monitoring program shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface, at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant --and possibly lethal --doses of hydrogen sulfide, and shall be appropriately protected as required.) _ 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. 54. If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection wells shall be drilled to contain and collect the gas. 55. Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The Project Sponsor shall maintain a continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. 56. A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 57. A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time, to allow for potential fluctuations in concentration and rate. 58. A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. MF-36.31-M.M.SUMMARY Page 10 59. In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. 60. An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manner (sic) 2 4 hours per day. 61. A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62. A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. 63. Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be competed and approved by the California Regional Water Quality Control Board. The Project Sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 64. Prior to the issuance of grading or building permits, the Project Sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation, Division of Oil and Gas, and the Southern California Air Quality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. 65. If required by the Southern California Air ,Quality Air Management District, an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements of the AQMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department. MF-36.31-M.M.SUMMARY Page 11 • • 66. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manner (sic) remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. 67. Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled to collect and contain the gas. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. 69. Project Sponsor shall submit•plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. 70. Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. 71. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. 72. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. MF-36.31-M.M.SUMMARY Page 12 73. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the build's (sic) central air condition system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). 74. During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. 75. The Project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process and removal of the flare, the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that this transition does not create an upset in methane levels or create odors or risk of explosion. 76. Prior to development on he (sic) Lower Campus, the Project Sponsor shall submit to the City of Newport Beach within one year of May, 1992, plans to install a scrubber system to remove hydrogen sulfide from the influent gas to the flare. The design and construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review. 77. As required by the District, the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and an evaluation of the potential risks associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system should be a make-up gas source. 78. The plans for the design of the new system will include a calibration and maintenance plan for all equipment, if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79. The Project Sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, i f MF-36.31-M.M.SUMMARY Page 13 engineering design allows, as a supplemental source of fuel for the Hospital's boilers. I f the gas is not usable, the flare shall be relocated 80. The plans for the design of the new system will include a calibration and maintenance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flare arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 81. Prior to installation of the scrubber system, the Project Sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The Project Sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 83. Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its Infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the Project Sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. 84. Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. 85. To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. 86. The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAOMD Air Toxic Rules, specifically Rules 1401, 1403, 1405 and 1415, are being carried out. 87. The Project Sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early i n the project, as a part of Phase I Master Plan development construction activities. 88. The Project Sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: MF-36.31-M.M.SUMMARY Page 14 • High efficiency cooling/absorption units • Thermal storage and ceramic cooling towers • Cogeneration capabilities • High efficiency water heaters • Energy efficient glazing systems • Appropriate off -hour heating/cooling/lighting controls • Time clocks and photovoltaic cells for lighting controls • Efficient insulation systems • Light colored roof and building exteriors • PL lighting and fluorescent lighting systems • Motion detector lighting controls • Natural interior lighting - skylights, clerestories • Solar'orientation, earth berming and landscaping 89. The Project Sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. 90. In conjunction with the Critical Care Surgery addition, he (sic) Project Sponsor w ill place the overhead power lines located west of the Upper Campus underground if feasible. 91. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Department. 92. Prior to the issuance of building permits, the Project Sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The Project Sponsor will also comply with any other City adopted water conservation policies. 93. Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor shall verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. 94. Prior to the issuance of building permits, the Project Sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. MF-36.31-M.M.SUMMARY Page 15 95. Prior to issuance of building permits, the Project Sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. 96. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal load. 97. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. 98. Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. 99. Prior to the issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100. Sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. 101. In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan or (sic) each phase of development. This plan would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. 102. The Project Sponsor shall ensure that all haul routes .for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. 103. The Project Sponsor shall provide advance written notice of temporary traffic disruptions to affected areas, business and the public. This notice shall be provided at least two weeks prior to disruptions. 104. The Project Sponsor shall ensure that construction activities requiring more than 1 6 truck (Le., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck MF-36.31-M.M.SUMMARY Page 16 • • (i.e., multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. 105. The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106. Project Sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. 107. Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hour, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. Prior to issuance of any grading and building permit, the Project Sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. 109. Prior to issuance of a grading permit for each phase of construction, the Project Sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained In the applicable SCAQMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. 110. The Project Sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any grading or building permit. 111. The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept i n proper tune. 112. The Project Sponsor shall ensure that construction activities are conducted i n accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:ti0 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate MF-36.31-M.M.SUMMARY Page 17 any tool, equipment or machine in a manner that produces loud noise that disturbs, o r could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 113. Subsequent to the approval of this Agreement by the Coastal Commission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250,000) in an account, and at a financial institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements described in (i) or (ii). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag); i ) The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; i i) The construction of facilities necessary to bring reclaimed water to West Newport and/or the Property; Any funds remaining in the account after completion of the projects described in (i) and (ii) shall be used by the City to fund, in whole or in part, a public improvement in the vicinity of the property. 114. Rooftop mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115. Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. 116. The Project Sponsor shall pay 75% of the cost of planting thirty 24-inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly tennis courts. Planting shall occur on Villa Balboa property. 117. 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. 118. For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a letter from the City of Newport Beach indicating that review of the construction plans has been competed and that the plans are in compliance with all City requirements. 119. Non -vehicular activities, such as the operation of the trash compactor, which occur i n the vicinity of the service/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. MF-36.31-M.M.SUMMARY Page 18 120. Within one year from the date of final approval of the Planned Community District Regulations and Development Plan (sic) by the California Coastal Commission, as an interim measure, the Project Sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. 121. Prior to issuance of a grading permit for each individual phase of development (i.e., I, I I or III) the Project Sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the buildout year of the subject phase of development and the CALINE4 CO hot spot model o r the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project buildout CO analysis. 122. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 CFR 1910, the State Health and Safety Code, Division 20, Chapter 6.905 (sic), and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. 123. The design of the critical care/surgery addition shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. MF-36.31-M.M.SUMMARY Page 19 • Paleontological Monitoring and Mitigation Hoag Hospital: Project 1251.56 Lower Campus Support Services Building Prepared for Hoag Memorial Hospital Presbyterian One Hoag Drive, P.O. Box 6100 Newport Beach, CA 92658-6100 Prepared by RMW Paleo Associates, Incorporated 23392 Madero, Suite L Mission Viejo, CA 92691-2737 (949) 770-8042 FAX (949) 458-9058 Project Number 97-1065 Author Rodney E. Raschke Certified Paleontologist 30 March 1999 • Table of Contents Pages Introduction 1 Stratigraphy and Paleontology 1 Figure 1- Location Map 2 Figure 2 - "Saber toothed" Salmon 3 Results of Monitoring 4 Figure 3 - Fossil ear bone of a whale 4 Significance of the Collection 5 Acknowledgements 5 References 6 Appendix A - Fossil Locality Information Appendix B - Resume RMW Paleo Associates, Inc. ii Introduction The following report presents the results of RMW Paleo Associates' paleontological monitoring and salvage efforts at the Hoag Hospital expansion in Newport Beach, Orange County, California. The project area is located north of Pacific Coast Highway at Newport Boulevard (Figure 1). Monitoring was performed by RMW scientific team members Scott Armstrong, Dan Orris, Michael Thompson, Matt Phillips, Juanita Shinn, Timothy Matson, and Diana Weir. Periodic visits to the site were made from April 10, 1998 to August 10, 1998. The duration of these visits varied with the rate of grading, the materials being excavated, and the abundance of fossils. Laboratory work was performed by Juanita Shinn. Personnel worked under the supervision of Orange County Certified Paleontologists Dave Stevens and Carol Stadum. This report was prepared by Rod Raschke, Orange County Certified Paleontologist. Stratigraphy and Paleontology Exposed within the study area are Pleistocene age marine terrace deposits and the late Miocene to early Pliocene age Capistrano Formation. These rock units are known to contain significant fossils at several locations in the Newport Beach area. Terrace deposits are the remnants of former high stands of the ocean. The lower terraces, where the study area is located, are less than 100,000 years old. Whether the ocean was higher or the land was lower is open to debate. Given the past changes in both sea level and the geologic movements of coastal California, these changes in sea level are probably a combination of both events. The terrace deposits formed a thin covering over the site. This cover was highly disturbed before construction began. No fossils were observed in this material. Underlying the site is the late Miocene to early Pliocene age (8 to 4 million years ago) Capistrano Formation. This unit was deposited in a deep marine basin that occupied the region during that time period. Vertebrate and occasional invertebrate fossils have been collected at numerous localities in Orange County from this formation. At Hoag Hospital, the Capistrano Formation RMW Paleo Associates, Inc. RMW Paleo Associates ri Sa MrIL.Si �IfIJ'1 +* ■ i \ , r I06 .- `\mar -� Trailer O park o . r' Project yr Paleontology Archaeology History 23392 Madero, Suite L Mission Viejo, CA 92691 (714) 770-8042 FAX (714) 458-9058 Figure 1 - Location Map USGS 7.5 Minute Quadrangle Newport Beach, California 1965 Photorevised 1981 Scale = 1:24,000 2 Figure 2: "Saber Toothed" Salmon • consisted of olive brown to black massive siltstone. This rock type is assigned to the informal "siltstone member" of the formation. Remains of fossil whales, dolphins, birds, and fish are well known from this rock unit. Results of Monitoring At Hoag Hospital, important fish fossils were collected from the Capistrano Formation. Fish remains at Hoag represent three different species of fish. The first is Oncorhynchus rastrosus, a "saber toothed" salmon (Figure 2). This fish is an extinct group of animals that developed large canine -like teeth during the breeding season, much like the modern steelhead. The second fish family is represented by Thyrsocles sp. These fish filled a role similar to the modern tuna, a fast swimming predatory fish. The teeth of Thyrsocles sp. are interesting in that they were loosely held in the jaw and would fold down into slots when pushed from the front and then spring back up when the pressure passes, an action similar to the spikes in parking lot exits. Now extinct, this group left no modern descendants. The third fish group recognized in the Hoag collection belongs to the family Gadidae. This group includes the modern codfish and hakes. In addition to the fish fossils, fossil whale bones were also collectedfrom the Capistrano Formation. These included a series of fragmentary whale vertebra and an isolated whale ear bone. Figure 3: Fossil earbone of a whale RMW Paleo Associates, Inc. 4 • • Significance of the Collection The fish material represent a significance addition to the region's paleontological resources. Dr. J. D. Stewart of the Natural History Museum of Los Angles County stated that these remains will add significantly to our understanding of the evolution of the Thyrsocles sp., because these remains are some of the largest specimens of this fish ever collected. This provides information on the variations within the fish populations and allows science to better understand these animals. The whale vertebrae are not diagnostic for determining the type of whale the remains came from other than they are from a baleen or toothless whale. Baleen whales are the giants of the sea and include the California gray whale. The whale vertebrae are interesting in that they appear to have come from a single individual of moderate to large size. These vertebrae were 10 to 12 inches across suggesting an animal on the order of 45 feet long. The single whale ear bone collected may be able to be identified in more detail, but will require additional study. The ear bones (Figure 3) are important to scientists as it is possible for the species of the animal to be determined by these remains. As with the vertebrae, the ear bone appears to be from a moderate to large sized baleen whale. The fish remains and the whale ear bone will be donated to the Natural History Museum of Los Angeles County (LACM), which has a research interest in the materials. The whale vertebrae have been donated to local schools for educational purposes. Acknowledgments RMW Paleo Associates appreciates the cooperation and interest shown by Hoag Hospital and their project subcontractors. Their consideration of the field monitors made it possible for work to be completed in a timely and efficient manner. Respectfully Rodney E. Raschke Certified Paleontologist RMW Paleo Associates, Inc. 5 • • References Barnes, L.G., 1985. A Late Miocene marine vertebrate assemblage from southern California in National Geographic Research Reports, Vol. 21, National Geographic Society, Washington, D.C., 13-20. Bruff, S.C., 1946. The Paleontology of Pleistocene molluscan fauna of the Newport Bay area, California. California Univ. Pubs., Dept. Geol. Sci. 27. Edgington, W.J., 1974. Geology of the Dana Point Quadrangle, Orange County, California. California Division of Mines and Geology Special Report 109. Ingles, J.C., 1972. Paleoecology, sedimentation, and structural history of the late Tertiary Capistrano Embayment, Orange County, California. American Association of Petroleum Geologists, Vol. 47, No. 2, p. 361. Kanakoff, G.P. and W.K. Emerson, 1959. Late Pleistocene Invertebrates of the Newport Bay Area, California. Los Angeles County Museum, Contributions in Science, No. 31. Raschke, R.E., 1985. Final Report, Paleontological Monitoring at the North Ford Property, Newport Beach, California. On file RMW Paleo Associates, Incorporated, Mission Viejo, CA. RMW Paleo Associates, Inc. 6 • 4 Appendix A Fossil Site Descriptions RMW Paleo Associates, Inc. • • Hoag Memorial Hospital Support Services Building Data Localities RMW 97-1065 Dan Orris Field Numbers DPO 12 Oncorhynchus rastrosus; scales and bones. Dark grey to black siltstone. Capistrano Formation, Miocene Epoch. Location: North wall and near middle to east end of pit. Elevation: 10'. 7-7-98. DPO 15 Whale bulla. Dark grey to black siltstone. Capistrano Formation, Miocene Epoch. Location: Southern wall and near middle of pit. Elevation: 30'. 7-14-98. DPO 16 cf. Thyrsocles sp., Delectopecten sp. Dark grey siltstone. Capistrano Formation, Miocene Epoch. Location: Float. 7-20-98. Dave Stevens Field Numbers DNS 1231 cf. gadiformes bones. Grey siltstone. Capistrano Formation, Miocene Epoch. Location: Float in pit, west end. Elevation: 0'. 6-15-98. DNS 1236 Fish bones. Grey siltstone. Capistrano Formation, Miocene Epoch. Location: Pit, west end. Elevation: -15'. 7-9-98. Juanita R. Shinn Field Numbers JRS 1473 cf. Oncorhynchus sp. bone. Black massive siltstone. Capistrano Formation, Miocene Epoch. Location: Spoil piles from trench. Elevation: 15'. 3-27-98. • • Appendix B Resume RMW Paleo Associates, Inc. i • Professional Experience Rodney E. Reschke RMW Paleo Associates, Inc. Certified Paleontologist 1986 - present Teacher, Long Beach Unified School District Currently on special assignment to California Academy of Mathematics and Science Cal State University Dominguez Hills 1985 Instructor, University of California Irvine extension 1980 - 1985 Curatorial Assistant - Senior Museum Technician: Natural History Museum of Los Angeles County 1979 - 1983 Lecturer, Coastline Community College 1982 - present Certified Paleontologist, RMW Paleo Associates, Inc. 1977 - 1979 Performed preliminary geologic mapping, exploration, and evaluation of the geologic hazards of future developments. Leighton and Associates, Irvine, California 1974 - present Consulting Paleontologist, Responsible for the preparation of the paleontological resource analysis sections of Environmental Impact Statements. Projects in California, Nevada and Arizona 1976 - present Certified Paleontologist 1973 - 1974 Engineering geologist responsible for geologic mapping for assessing geotechnical hazards during the development of residential housing tracts in Orange and Los Angeles Counties. G.A. Nicoll and Assoc. Tustin, California Publications 1984 Early and Middle Miocene Vertebrates from the Santa Ana Mountains in The Natural Sciences of Orange County, voL 1, Natural History Foundation of Orange County 1984 A fossil baleen whale from the Capistrano Formation in Laguna Hills, California in The Natural Sciences of Orange County, voL 1, Natural History Foundation of Orange County 1985 A Late Miocene Marine Vertebrate Assemblage from southem California in Annual Reports of Research, The National Geographic Society Research Reports, vol 21 1988 Fossil Logistics: Development of a program for vertebrate paleontological studies in Orange County, California Memoirs of the Natural Histoty Foundation of Orange County vol. 2 Degrees 1973 B.S. Geology. Califomia State University, Long Beach 1984 M.S. Paleontology. California State University, Long Beach Appointments and Honors Museum Associate, Natural History Museum of Los Angeles County, Califomia Member, Paleontological Advisory Council, Natural History Foundation of Orange County Member of Orange County Special Task Force "Orange County Museum System: Anlnventory of Existing and Proposed Operations and Resources." Appointed by the Board of Supervisors, 1978-1979 Membership American Association of Petroleum Geologists, Pacific Section Society of Economic Paleontologists and Mineralogists, Pacific Section Paleontological Society Society of Vertebrate Paleontology 2220 NORTH UNIVERSITY DRIVE NEWPORT BEACH, CA 92660-3319 949.574.1325 FAX 949 574.1338 ARCHITECTURE AND INTERIOR DESIGN HOAG HOSPITAL EAST ADDITION Table 1 STATISTICAL ANALYSIS COMPARISON USE Upper Campus EXISTING SF TOTAL 1992 EXISTING AND PROPOSED DEVELOPMENT THROUGH 2002 480,000 SF PHASE 1 DEVELOPMENT ALLOWED . 140,000 SF COMPLETED PHASE 1 DEVELOPMENT Cardiac Services Building 1995 = 5,544 SF ECU Addition 1994 13,700 SF Emergency Generator Addition 1998 5,335 SF MRI Waiting 500 SF SUBTOTAL COMPLETED PHASE 1 DEVELOPMENT 25,079 SF EAST ADDITION CONSTRUCTION 167,200 SF * TOTAL PHASE 1 DEVELOPMENT 192,279 SF LESS PHASE 1 DEVELOPMENT ALLOWED 140,000 SF SQUARE FOOTAGE EXCEEDING PHASE 1 DEVELOPMENT 52,279 SF EXISTING BUILDING DEMOLITION Conference Center 8,635 SF Main Building/Respiratoiy Services 23,200 SF TOTAL DEMOLITION SQUARE FOOTAGE 31,835 SF TOTAL SQUARE FOOTAGE THAT BECOMES PART OF PHASE II DEVELOPMENT 20,444. SF * Does not include 23,971 SF of mechanical floor space. TAYLOR & ASSOCIATES :AR(RIIE(rs 1 1 2 1 3 4 5 6 7 10 12 13 14 15 16 1 17 N M L K G F E D B A 1 HOAG \ DRAWINGS \106 5 _20\. . UPPER.OWG 05-05-98 3: 40 PM 0 2 • -U-001 9 STANDARD SPA 1 H.C. SPACE P-U-011 13 STANDARD 2 H.C. SPACES 3 4 COOLING TOWER HELIPORT EMERGENCY DEPARTMENT 5 P-U-010 5 STANDARD SPACES 6 JAMES RVINE SURGERY CENTER 11 P-U-002 23 STANDARD SPACES 2 KC. SPACES 7 GENERAL HOSPITAL 8 P-U-009 4 STANDARD SPA 9 P-U-003 14 STANDARD SPACES • 10 HOSPITAL 1 AL ROAD P-U-004 39 STANDARD SPACES P-U-005 70 STANDARD SP 1 PLC. SPACE MAIN ENTRANCE AND LOBBY 11 P-U-007 6 STANDARD SPACES 2 AMBULANCE SPACES 12 13 P-U-006 10 STANDARD SPACES 1 RC. SPA.,% %n 10 STANDARD - S \ \ NDARD ACE ' \ 9 H.C. SPACES 14 1 15 16 1 17 I/ PARKING COUNT PARKING LOT STANDARD ACCESSIBLE DESIGNATION SPACES SPACES OTHER TOTAL SPACES P—U-001 9 1 0 10 P—U-002 23 2 0 ' 25 P—U-003 14 0 0 14 P—U-004 39 0 0 39 P—U-005 70 1 0 71 P—U-006 10 1 0 11 P—U-007 6 0 2 8 P—U-008 10 9 0 19 P—U-009 4 0 0 4 P—U-010 5 0 0 5 P—U-011 13 2 0 15 P—U-012 232 1 0 233 P—U-013 234 1 0 235 P—U-014 232 1 0 233 P—U—D15 231 2 0 233 P—U-016 229 11 0 240 P—L-001 42 1 0 43 P—L-002 22 2 0 24 P—L-003 36 3 0 39 P—L-004 25 3 1 29 P—L-005 30 1 0 31 P—L-006 0 0 0 0 P—L-007 325 0 0 325 P—L-008 77 0 0 77 P—L-009 75 0 0 75 P—L-010 69 0 0 69 P—L-011 57 8 0 65 P—L-012 81 0 0 81 TOTALS 2200 50 3 2253 IN2220 NORTH UNIVERSITY DRIVE MSNEWPORT BEACH, CALIFORNIA 92660 949.574.1325 FAX 949.574.1338 ARCHITECTURE AND INTERIOR DESIGN TAYLOR & ASSOCIATES PROJECT: HOAG MEMORIAL HOSPITAL PRESBYTERIAN 301 NEWPORT BOULEVARD, NEWPORT BEACH, CA 92660 PARKING SURVEY SHEET TITLE: PARTIAL PARKING PLAN - UPPER CAMPUS REVISIONS/SUBMITTALS: DATE: 5/5/98 AGENCY APPROVALS: PROJECT NUMBER: 106520 PROJECT ARCHRECT: N. RINELLA DRAWN BY: AGENCY suBMITTAI DATE: ISSUED FOR BIM .- ISSUED FOR CONSTRUCTION: SCAM r=3a-o• SHEET NUMBER: A-1 P K G VACANT LAND VACANT LAND SUPERIOR VACANT LAND VIEW PARK to wP LOWER CAMPUS SITE STAGING AREA TAYLOR & ASSOCIATES 2220 UNIVERSITY DRIVE, SUITE 200 NEWPORT BEACH, CALIFORNIA 92660 714.574.1325 FAX 714.574.1338 ARCHITECTURE AND INTERIOR DESIGN got'? tikc0 00,,kr" CONDOMINIUM 3 STORIES MEM., eotg ocP- e0,:x1"' TOP •••••• TOE OF sLopE TEMPORARY ELECTRIC POWER AND TELEPHONE CABLE H/OUSE3 AND ARAR AND 2 SLT6RTMENTSIES 2 x 2 LOCKABLE ENCLOSURE MOUNTED ON POLE 2f TERRACE vo•I‘k 20'-o" e Access no .11•=,.. CONDOMINIUM 3 STORIES TEMPORARY ADDITIONAL CONTRACTOR PARKING TERRACE MED CENTER UTILITY BACKBONE SYSTEM - FUTURE RouND upLITIE N7LRACTO ARK#Vc4 1111 coA s_r *am. GAS WELL 7 ••••• 'MIN* 1 DaCH CONDOMINIUM 3 STORIES TOP OF TERRACE --------- 6" AGGREGATE BASE 50 PAIR ALLPATH TELEPHONE -CABLE 2 x 2 LOCKXBLE ENCLOSURE MOIO:ED ON POLE IHOAG STAFF'' PARKING I 1 _ .14•••• RESTAURANT 1 STORy ,'--PULL BO BALBOA COVES WELL 17/ TO OF OF SLOPE BE O\Sa4011% HED / ito C.IASAIELL 5 / // tY1691 — TEMPORARY OFFICES TOP OF TERRACE TOP OF BERM PULL BOX TOE OF SLOPE \--CAPPED STUB —UP FiR FUTURE SUPPORT SEWCES_ UILIDING 272.-0" CONDOMINIUM 3 STORIES IMO TELEPHONE PEDESTAL PULL CABLE THRU PEDESTAL NO SPLICES __--' `...\ \ , / / \ s \•- \ . \ \ \ \ \ \ 50 PAIR REGULAR \ \ \ <')*L's l'N 4? • ' 4) \\ . \ ' \ ECA)BCLEONIDNUIT \ \ CONSTRUCTION IE ,.„.••••••-"' CONDOMINIUM 3 STORIES 43 STANDARD STALLS • 11011G HOSPITAL SCALE: 1" = 60'-0" DECEMBER 16, 1997 L�vllsalrSCt � ? 4 N It 0 —es ¢�+4cu. vAc-5 or" • � L � c ,er .r HOSPITAL' ROAD SHEET P-3 FOR _ARGED PLAN. PROJECT SITE Gvz- SEE SHEET P-2 FOR ENLARGED PLAN. lG WPC 10 STORY NURSING TOWER EXPANSION SI TE PACIFIC COAST HWY. Existing Hoag Memorial Site Plan N.T.S. NORTH