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Home My WebLink About05_Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP_PA2024-0188CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 30, 2025 Agenda Item No. 5 SUBJECT: Hoag Memorial Hospital Presbyterian CareMar Medical Building (PA2024- 0188) Coastal Development Permit SITE LOCATION: 3900 West Coast Highway (Lower Campus) APPLICANT: Boulder Associates OWNER: Hoag Memorial Hospital Presbyterian PLANNER: Jerry Arregui, Assistant Planner jarregui@newportbeach.gov, 949-644-3249 LAND USE AND ZONING General Plan: Private Institutions (PI) Zoning District: Hoag Memorial Hospital Presbyterian Planned Community (PC38) Coastal Land Use Category: Private Institutions (PI-B) (0.0 – 0.75 FAR) Coastal Zoning District: Hoag Memorial Hospital Planned Community (PC38) PROJECT SUMMARY The applicant, Boulder Associates representing Hoag Memorial Hospital Presbyterian, requests a Coastal Development Permit (CDP) to construct a new two-story, 28,323 square-foot medical building with outdoor patios and associated improvements at an existing surface parking lot in the Lower Campus of Hoag Hospital (Project). No deviations from the Newport Beach Municipal Code (NBMC) or Hoag Memorial Hospital Presbyterian Planned Community (PC38) are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find that all potential environmental effects for the Project have been adequately addressed in the previously certified Final Environmental Impact Report (FEIR) No. 142 and Supplemental Final Environmental Impact Report (SEIR) (SCH No.19910071003), and the City of Newport Beach intends to use said documents for the approval of the Project; and 3) Adopt Resolution No. _ approving Coastal Development Permit No. PA2024- 0188 (Attachment No. ZA 1). 1 The subject property is located on the Lower Campus of Hoag Hospital (Hoag). Shown in Figure 1 below, Hoag is comprised of two parcels, the Upper Campus and Lower Campus. The Project is located on the Lower Campus. To the north are the Villa Balboa residential condominiums. To the south across West Coast Highway are single-unit dwellings, a multi-family dwelling complex, a restaurant, and a car dealership. To the east is the Upper Campus. To the west is Hoag’s cogeneration facility and beyond is Sunset Ridge Park’s parking lot. Sunset Ridge Park is located across Superior Avenue. Figure 1: Subject Property Upper and Lower Campus PROJECT DESCRIPTION The Applicant requests a CDP to construct a new two-story, 28,323 square-foot medical building to provide outpatient and residential care services with outdoor patios and associated improvements which include landscaping, hardscaping, a trash enclosure and site circulation at an existing surface parking lot in the Lower Campus. The first floor is 15,466 square-feet and will support a 28-bed, short stay residential care program that operates 24 hours a day, seven days a week, where patients can stay up to 45 days. The second floor is 12,198 square-feet and will support six outpatient therapy group classrooms, for up to 86 patients daily, and will operate Monday to Friday from 8:00 a.m. to 9:00 p.m. All class therapy sessions will be conducted inside the building. The building will include a 775 square-foot patio for staff on the first floor, a 5,027 square-foot patio for patients on the first floor and a 1,989 square-foot patio for patients on the second floor. Upper Campus Lower Campus Villa Balboa Condominiums Building Site Sunset Park Lane Sunset View Park PROJECT SETTING 2 DISCUSSION Coastal Development Permit Land Use and Development Standards The subject property is located within the Hoag Memorial Hospital Presbyterian Planned Community (PC38), which provides for the development of inpatient uses, emergency and acute critical care in the Upper Campus, and outpatient uses, residential care and support services in the Lower Campus. Additionally, the Property is currently designated as Private Institutions (PI) by the General Plan Land Use Element, and Private Institutions (PI-B) (0.0 – 0.75 FAR) by Coastal Land Use Plan which both allow private institutions. The Project is therefore consistent with the City’s General Plan, Coastal Land Use Plan and Zoning Code. A CDP is required, and the Project is not eligible for a waiver for de minimis development because the property is located with the California Coastal Commission (CCC) appeal jurisdiction. The Lower Campus of the Property is developed with a range of single-, two-, and three-story medical buildings, a parking structure, temporary trailers, and a cogeneration facility. The Project’s two-story design, bulk, and scale of development is consistent with the existing Lower Campus’ pattern of development and expected future pattern of development and complies with the height requirements specified in PC38. The proposed two-story medical building conforms to all applicable development standards of the Hoag Memorial Hospital Presbyterian Planned Community (PC38) including, but not limited to development limits, setbacks, height and off- street parking as evidenced by the project plans and illustrated in Table 1 below. 3 1 1 Inclusive of the proposed building. The existing building area on the lower campus is 207,405 square feet. 2 The Project requires a total of 46 parking spaces. The Property currently has a total of 2,494 parking spaces. The total required number of parking spaces for the entire Property, inclusive for the Project, is 2,353 parking spaces. The Project, with proposed associated on-site improvements, will provide a total of 2,392 parking spaces for entire Property.  Conceptual landscaping plans have been submitted, showing compliance with PC38 landscape standards including a minimum of 5% of surface parking areas to be devoted to planting areas. Condition of Approval No. 23 of the draft resolution requires the final landscaping plans to be submitted and approved prior to issuance of building permits. Hazards  The subject property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance.  A Geotechnical Study has been prepared by Vedantas, Inc., dated September 5, 2024, and an addendum dated September 19, 2024. The Project has been designed consistent with the recommendations in the studies. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) South (Coast Highway) 45 feet 82 feet North (Villa Balboa) 20 feet 132 feet West (Sunset Park) 0 feet Approx. 370 feet East (Newport Blvd) 25 feet Approx. 1,400 feet Lower Campus Development Limit (max.) 577,889 sq. ft 235,563 sq. ft.1 Parking (min.) 2,353 spaces 2,392 spaces 2 Height (max.) along West Coast Highway 37 ft. above grade/57 ft. above mean sea level 34 feet, 6 inches above grade/54 feet, 6 inches above mean sea level Height (max) along Northern Boundary 43 ft. above grade/63 ft. above mean sea level 34 feet, 6 inches above grade/54 feet, 6 inches above mean sea level 4  The Project proposes a minimum top of slab elevation of 20.0 feet based on the North American Vertical Datum of 1988 (NAVD88) which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement.  The property is not located within 200 feet of the water mean high tide line; therefore, a Coastal Hazards Report was not prepared for this project. The Property does not have existing bulkhead and is not directly abutting the shoreline. Public Access and Views  The Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. The Project located adjacent to coastal view roads and coastal viewpoints as identified in the Coastal Land Use Plan. The Project is located approximately 140 feet southeast from Sunset View Park which is identified as a Public Viewpoint and below Sunset Park Lane which is identified as a Coastal View Road by the Coastal Land Use Plan. Site evaluation revealed that the proposed two-story design, inclusive of proposed patio, is consistent with the existing pattern of development of the Lower Campus and will not affect the existing views afforded from Sunset View Park or Sunset Park Lane. The Project is also located within the viewshed of other distant coastal viewpoints including Newport Island Park, Channel Park, and Cliff Drive Park; however, the Project is not visible from these locations due to the distance and intervening structures. The Project will construct a new two-story medical building that complies with all applicable Local Coastal Program (LCP) and PC38 development standards and maintains a building envelope consistent with the existing pattern of development of the Lower Campus.  The Property is not located between the nearest public road and the seas or shoreline. ENVIRONMENTAL REVIEW All potential environmental concerns have been addressed in previously certified and Supplemental Final Environmental Impact Report (SEIR) (SCH No.19910071003) and Final Environmental Impact Report (FEIR) No. 142 as referenced in SEIR, that the City of Newport Beach intends to use said documents for the above-noted project, and further that there are no additional reasonable alternatives or mitigation measures that should be considered in conjunction with said project. Copies of the previously prepared environmental documents for Hoag Memorial Hospital Presbyterian are available for public review and inspection at the Planning Division or the City of Newport Beach website at: CEQA Environmental Documents. 5 PUBLIC NOTICE Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: RU/ja Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A COASTAL DEVELOPMENT PERMIT FOR A NEW TWO-STORY MEDICAL BUILDING LOCATED AT 3900 WEST COAST HIGHWAY (PA2024-0188) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Boulder Associates (Applicant) on behalf of Hoag Memorial Hospital Presbyterian (Owner), concerning property located at 3900 West Coast Highway and legally described as a portion of lot 172 in Block 1 of the Irvine Subdivision (Property), requesting approval of a coastal development permit (CDP). 2. The Applicant requests a CDP to construct a new two-story, 28,323 square-foot medical building with outdoor patios and associated improvements such as landscaping, hardscaping, a trash enclosure and site circulation at an existing surface parking lot in the Lower Campus of the hospital. The first floor is 15,466 square-feet and will support a 28-bed, short stay residential care program that operates 24 hours a day, seven days a week, where patients can stay up to 45 days. The second floor is 12,198 square feet and will support six outpatient therapy group classrooms, for up to 86 patients per day and will operate Monday to Friday from 8:00 a.m. to 9:00 p.m. (Project). No deviations from the Newport Beach Municipal Code (NBMC) or Hoag Memorial Hospital Presbyterian Planned Community (PC38) are requested. 3. The Property is located within the Hoag Memorial Hospital Presbyterian Planned Community (PC38) and is designated as Private Institution (PI) by the General Plan Land Use Element. 4. The Property is located within the coastal zone. The Property is designated as Private Institutions (PI-B) (0.0 – 0.75 FAR) by the Coastal Land Use Plan. 5. A public hearing was held on January 30, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. All potential environmental concerns have been addressed in previously certified and Supplemental Final Environmental Impact Report (SEIR) (SCH No.19910071003) and Final Environmental Impact Report (FEIR) No. 142 as referenced in SEIR, that the City of Newport Beach intends to use said documents for the above-noted project, and further that there are no additional reasonable alternatives or mitigation measures that 8 Zoning Administrator Resolution No. ZA2025-### Page 2 of 11 01-17-23 should be considered in conjunction with said project. Copies of the previously prepared environmental documents for Hoag Memorial Hospital Presbyterian are available for public review and inspection at the Planning Division or the City of Newport Beach website at: CEQA Environmental Documents. 2. The Zoning Administrator finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time-consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages that may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Property is located within the Coastal Zone. The Property is categorized as Private Institution (PI-B) (0.0 – 0.75 FAR) by the Coastal Land Use Plan (CLUP) and is located within the Hoag Memorial Hospital Presbyterian Planned Community (PC38). The Project is for a new two-story medical building to provide outpatient and residential care services. 2. The Project complies with applicable development standards of the Hoag Memorial Hospital Presbyterian Planned Community (PC38) including, but not limited to use, development limits, setbacks, height and parking. a. The Project complies with PC38 which allows residential care and outpatient therapy uses on the Lower Campus of the Property by right. b. The maximum development limit of the Lower Campus of the Property is 577,889 square-feet. There is 207,405 square-feet of existing building area on the Lower Campus and the Project proposed 28,158 square-feet for a total building area of 235,563 square-feet. The Project therefore complies within the maximum development limit for the Lower Campus. c. The Project requires a 20-foot setback along the northern boundary of the Lower Campus and 45-foot setback along the West Coast Highway boundary. There is no required building setback along the western boundary of the Lower Campus. The Project proposes a 132-foot setback from the northern boundary and 82-foot 9 Zoning Administrator Resolution No. ZA2025-### Page 3 of 11 01-17-23 setback from the West Coast Highway boundary. The Project therefore complies with the setback requirements. d. PC38 specifies height limits for several areas throughout Property. The Project is located in Lower Campus Zone, sub-area B which allows a maximum structure height of 37 feet, as measured from grade (57 feet above mean sea level) along the West Coast Highway boundary and a maximum structure height of 43 feet, as measured from grade (63 feet above mean sea level) along the northern boundary of the Lower Campus. Additionally, PC38 requires that no structure shall exceed the height of the existing slope on the northern boundary. The proposed structure measures 34 feet, 6 inches from grade, which is 54 feet, 6 inches above sea level inclusive of the proposed patio located on the second floor and will not exceed the height of the existing slope on the norther boundary of the Lower Campus. The Project therefore complies with all height requirements. e. The Property currently provides 2,494 parking spaces through several parking structures and surface parking lots and 2,327 parking spaces are currently required. PC38 requires a parking rate of 2.31 parking spaces per 1,000 square feet of gross floor area for outpatient service and one space per 1,000 square feet of gross floor area for residential care. The Project includes 12,857 gross square feet of outpatient services and 15,466 gross square feet of outpatient services for a total parking requirement of 46 spaces. The new total required parking requirement for the Property is 2,353 parking spaces. The Project is located on an existing surface parking lot which will reduce onsite parking to 2,392 parking spaces. Therefore, the Property will continue to comply with the minimum parking requirements. f. Conceptual landscaping plans provide a minimum of 5% of surface parking areas to be devoted to planting areas as required by PC38 landscape standards and in compliance with Implementation Plan Section 21.30.075 (Landscaping). Condition of Approval No. 23 requires landscape design to provide drought tolerant plantings, non-invasive plant species and water efficient irrigation. g. The Project proposes a minimum top of slab elevation of 20.0 feet based on the North American Vertical Datum of 1988 (NAVD 88) which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement. 2. The Lower Campus of the Property is developed with a range of single-, two-, and three- story medical buildings, a parking structure, temporary trailers, and a cogeneration facility. The Project’s two-story design, bulk, and scale of development is consistent with the existing Lower Campus’ pattern of development and complies with the height requirements specified in PC38. 3. The Property is not located within 200 feet of the water mean high tide line; therefore, a Coastal Hazards Report was not prepared for this Project. The Property does not have an existing bulkhead and is not directly abutting the shoreline. 10 Zoning Administrator Resolution No. ZA2025-### Page 4 of 11 01-17-23 4. The Property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 5. The Project is located adjacent to coastal view roads and coastal viewpoints as identified in the Coastal Land Use Plan. The Project is located approximately 140 feet southeast from Sunset View Park which is identified as a Public Viewpoint and below Sunset Park Lane which is identified as a Coastal View Road by the Coastal Land Use Plan. Site evaluation revealed that the proposed two-story design, inclusive of proposed patio, is consistent with the existing pattern of development of the Lower Campus and will not affect the existing views afforded from Sunset Ridge Lane. The Project is also located within the viewshed of other distance coastal viewpoints including at Newport Island Park, Channel Park, and Cliff Drive Park; however, the Project is not visible from these locations due to the distance and intervening structures. The Project will construct a new two-story medical building that complies with all applicable Local Coastal Program (LCP) and PC38 development standards and maintains a building envelope consistent with the existing pattern of development of the Lower Campus. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Property is not located between the nearest public road and the sea or shoreline. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds that all potential environmental concerns related to the Project, have been adequately addressed in the previously certified environmental documents. The Project therefore complies with the California Environmental Quality Act (CEQA). 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. PA2024-0188, subject to the conditions outlined in Exhibit A, which is attached hereto and incorporated by reference. 11 Zoning Administrator Resolution No. ZA2025-### Page 5 of 11 01-17-23 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code (NBMC). Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF JANUARY 2025 _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2025-### Page 6 of 11 01-17-23 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The Project shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project shall be limited to 28,323 square-feet of gross floor area. Upon approval of the Project, the total building area for the Lower Campus would be 235,563 square-feet. 3. The Project shall be limited to a height of 34 feet, 6 inches from grade and 54 feet, 6 inches above mean sea level and shall not exceed the height of the adjacent slope. 4. A minimum of 2,353 parking spaces shall be provided on the Property for Hoag to maintain compliance with parking requirements specified in PC38, including the proposed medical building. 5. All outpatient therapy sessions shall be conducted inside the building. 6. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 8. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may cause the revocation of this Coastal Development Permit. 9. All proposed signs shall be in conformance with any approved Hoag Sign Program (Part VI of PC38) for the Property and provisions of Chapter 20.42 (Sign Standards) of the NBMC. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 11. Coastal Development Permit No. PA2024-0188 shall expire and become void unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted. 13 Zoning Administrator Resolution No. ZA2025-### Page 7 of 11 01-17-23 12. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans before issuance of the building permits. 13. Prior to the issuance of building permits, the Applicant shall submit a final lighting plan with a letter from a licensed electrical engineer stating that the Project complies with the requirements Section V.E (Lighting) and Section VII (Hoag Hospital Parking Regulations) of PC38 to minimize impacts to adjacent land uses. If illumination creates an unacceptable negative impact on surrounding land uses or environmental resources, the Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 14. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 15. All noise generated by the proposed use shall comply with the provisions of Section V.M (Noise Standards) of the PC38 and other applicable noise control requirements of the NBMC. 16. A Special Events Permit is required for any event or promotional activity outside the normal operating characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the NBMC to require such permits. 17. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 18. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 19. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 14 Zoning Administrator Resolution No. ZA2025-### Page 8 of 11 01-17-23 20. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 21. Debris from demolition shall be removed from work areas each day and removed from the Property within 24 hours of the completion of the Project. Stock-piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 22. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 23. Prior to the issuance of building permits, the Applicant shall submit a final landscape and irrigation plan for compliance with Section VIII (Hoag Hospital Landscape Regulations) of PC38. These plans shall incorporate drought tolerant plantings, non- invasive plant species, water efficient irrigation design and a minimum of 5% of surface parking areas devoted to planting areas. The plans shall be approved by the Planning Division. 24. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is 15 Zoning Administrator Resolution No. ZA2025-### Page 9 of 11 01-17-23 found, 2 or 1 short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 26. Prior to the issuance of building permits, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 27. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 28. The Project shall be incompliance with all applicable mitigation measures contained in Supplemental Final Environmental Impact Report (SEIR) (SCH No.19910071003). 29. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or leasing agent. 30. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Hoag CareMar Medical Building including, but not limited to Coastal Development Permit (PA2024-0188). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing the such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Building Division 31. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 32. Building height, area, and story shall comply with Chapter 5 of the California Building Code (CBC) 2022. 16 Zoning Administrator Resolution No. ZA2025-### Page 10 of 11 01-17-23 33. Exterior wall and opening protection to the property line and between building shall comply with Table 705.5 and 705. 8 of the California Building Code (CBC) 2022. The plan shall show the assumed imaginary property line. 34. Medical office shall comply with OSHPD-3 requirements per Section 1226 of the California Building Code (CBC). 35. Residential treatment shall comply with Section R2.1 of Chapter 420 and 435 of the California Building Code (CBC). 36. Accessible residential rooms shall be per 11B-223.2.1. 37. Limit occupant load of group room to 49 occupant loads. 38. Plumbing fixture analysis shall comply with CPC Table 422.1. Accessible restrooms shall comply with 11B-213 of the California Building Code (CBC) 2022. 39. Circulation paths continuous to vehicular traffic shall be physically separated from vehicular traffic per 11b-250.1. 40. The ascending slope adjacent to the proposed building below shall set a distance of H/2 minimum from the slope to provide protection from slope drainage, erosion and shallow failures. When a wall is proposed, the top of wall elevation may be subtracted from the total height of the slope to determine the “H” to compute H/2, this minimum building distance from the wall. Public Works Department 41. Connections to the City water and sewer shall be installed per City Standards. 42. Parking layout shall comply with City standard 805. 43. Vehicular circulation shall be subject to further review by the Public Works Department Fire Department 44. Fire Department site and building access shall comply with Section 503 of the California Fire Code (CFC) 2022 and Newport Beach Fire Department (NBFD) guideline C.01. 45. Fire sprinklers shall be installed per with Section 903 of the California Fire Code (CFC) 2022 and Newport Beach Fire Department (NBFD) guideline F.05 and 2022 National Fire Protection Association 13 (NFPA) standards. 46. Fire alarm shall be installed per Section 907 of the California Fire Code (CFC) 2022 and comply with the R2.1 requirements of Section 907.2.11 of the California Fire Code (CFC) 2022 and 2022 National Fire Alarm and Signaling Code 72 (NFPA) standards. 17 Zoning Administrator Resolution No. ZA2025-### Page 11 of 11 01-17-23 47. An Emergency Radio Response Communications System shall be installed per Newport Beach Fire Department (NBFD) guideline D.05. 48. A two-way communication system shall be installed at elevator landings. 49. A fire underground supply line and onsite fire hydrants shall be required per Section 507 California Fire Code (CFC) 2022 and Newport Beach Fire Department (NBFD) guideline F.04. 50. Mechanical retractable fabric awnings shall meet the requirement of the Section 3105.4 of the California Building Code (CBC) 2022 for flame propagation test methods Utilities Department 51. Prior to the issuance of building permits, the Applicant shall provide a water demand study and wastewater capacity study for the new building. 52. The proposed storm drain lines will be located on private property and will be maintained by the property owner. 53. Prior to the issuance of building permits, the Applicant provide details showing the location, size, and material of sewer connections. 54. Prior to the issuance of building permits, the Applicant shall provide a video survey of the sewer line if the proposed building will tie into the private sewer line to confirm line conditions. If defects or issues are found, the line will be required to be repaired, replaced or relined at the discretion of the Utilities Director. 55. Prior the issuance of building permits, an inspection of the nearest manhole will be required to determine if the manhole needs to be lined at the discretion of the Utilities Director. Municipal Operations Department 56. Refuse enclosures shall be conveniently placed to meet the needs of the proposed building and be easily accessible for janitorial staff and meet the requirements listed in Section 20.30.120 (Solid Waste and Recyclable Materials Storage) of the NBMC. 57. Internal source separation (trash, recycling, and organic food scrap containers) shall be implemented in communal dining, food preparation, and break areas. 58. 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ĞǀĞůŽƉŵĞŶƚŐƌĞĞŵĞŶƚ ηŽĨĞĚƐ ƌĞĂ;ƐĨͿ WĂƌŬŝŶŐ WĞƌ,ŽĂŐŽŵŵƵŶŝƚǇ WĂƌŬŝŶŐĂůĐƵĂƚŝŽŶ WĂƌŬŝŶŐKǀĞƌǀŝĞǁ ǆŝƐƚŝŶŐ ǆŝƐƚŝŶŐ ZĞƋƵŝƌĞĚ ZĞƋƵŝƌĞĚ ,ŽĂŐEĞǁƉŽƌƚĞĂĐŚĂŵƉƵƐWĂƌŬŝŶŐŽƵŶƚ Wϭ ĂŵƉƵƐdŽƚĂů ϮϯϵϮ ϮϯϳϮ͘ϬϬ EĞƵŽƐĐŝĞŶĐĞ^ĞƌǀŝĐĞƐůĚŐ͘dŽƚĂů ϮϴϯϮϯ ϰϲ͘ϬϬ KƵƚƉĂƚŝĞŶƚ ϭϮ͕ϴϱϳ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ Ϯϵ͘ϳϬ EĞǁůĚŐ͖ϮϴĞĚƐ Ϯϴ ϭϱϰϲϲ ϭͬϭ͕ϬϬϬƐĨ ZĞƐŝĚĞŶƚŝĂůĂƌĞ ϭϱ͘ϰϳEĞƵŽƐĐŝĞŶĐĞ^ĞƌǀŝĐĞƐůĚŐ͘ͲϭϬϮ dŽƚĂů ϰϬϴ Ϯϰϵϰ ϮϯϮϳ Ύ>ǇŽŶƐĞŶƚĞƌǆƉĂŶĚĞĚŝŶϮϬϮϯĂĨƚĞƌƚŚĞƉĂƌŬŝŶŐƐƚƵĚǇ ƚŚĞƉĂƌŬŝŶŐƐƚƵĚǇ ΎEŽƚĞhtĂŝƚŝŶŐΘƌŽƉKĨĨĂŶŽƉǇƵŝůƚŝŶϮϬϭϯĂĨƚĞƌ /ŶƉĂƚŝĞŶƚ͘ϲϳϵ͕ϰϳϮ ĚŵŝŶ^ƵƉƉŽƌƚ ϳϱ͕ϭϳϵ KƵƚƉĂƚŝĞŶƚ ϭϰϯ͕ϰϵϮ ϴϵϴ͕ϭϰϯ hƉƉĞƌĂŵƉƵƐ ϳϮϯ͕ϳϰϵ>ŽǁĞƌĂŵƉƵƐůĚŐ͘ƌĞĂ ϭϳϰ͕ϯϵϰ dƌĂŝůĞƌͲϯϵdǁŽ^ƚŽƌǇ ϳ͕ϯϳϬ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ ϭϳ͘ϬϮ ĞŶƚƌĂůhƚŝůŝƚǇWůĂŶƚ 'ĂŵŵĂ<ŶŝĨĞůĚŐ;WdͿ ϴ͕ϬϬϬ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ ϭϴ͘ϰϴ ŽĂĐŚůĚŐƐ ϭϭ͕ϴϵϬ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ Ϯϳ͘ϰϳ ĚŵŝŶͮŽŶĨĞƌĞŶĐĞ ϱϬ͕ϬϬϬ ϯϬ͕ϵϬϮ ϱ͘ϯϬͬϭϬϬϬƐĨ ĚŵŝŶΘ^ƵƉƉŽƌƚ ϭϲϯ͘ϳϴ KƵƚƉĂƚŝĞŶƚ ϰϬ͕ϬϬϬ ϲϬ͕ϮϯϮ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ ϭϯϵ͘ϭϰ EĞƵƌŽƐĐŝĞŶĐĞ/ŶƐƚŝƚƵƚĞ ϵϭ͕ϭϯϰǆŝƐƚŝŶŐEĞƵƌŽƐĐŝĞŶĐĞWĂƌŬŝŶŐ'ĂƌĂŐĞ ϭϮϵ͕ϭϴϲ ϯϴϬtĞƐƚWĂƌŬŝŶŐ>ŽƚннĂŶĐĞƌ;>ŽǁĞƌ^ƵƌĨĂĐĞWĂƌŬŝŶŐͿ ϰϮϱ ĂŶĐĞƌĞŶƚĞƌ ϱϲ͕ϬϬϬ Ϯ͘ϯϭͬϭϬϬϬƐĨ KƵƚƉĂƚŝĞŶƚ^ĞƌǀŝĐĞƐ ϭϮϵ͘ϯϲ ǆŝƐƚŝŶŐ^ŽƵƚŚWĂƌŬŝŶŐ ϭϮϬϯ :ĂŵĞƐ/ƌǀŝŶĞ ϭϭ͕ϴϮϴ ϱ͘ϯϬͬϭϬϬϬƐĨ ĚŵŝŶΘ^ƵƉƉŽƌƚ ϲϮ͘ϲϵ ,ŽƐƉŝƚĂůĚŵŝŶŝƐƚƌĂƚŝŽŶ ϯϮ͕ϰϰϵ ϱ͘ϯϬͬϭϬϬϬƐĨ ĚŵŝŶΘ^ƵƉƉŽƌƚ ϭϳϭ͘ϵϴ DĂŝŶ,ŽƐƉŝƚĂů;ŝŶĐůƵĚĞƐ^ŽůDĂƌͿ ϳϭϭ͕ϵϮϭ ϰϬϴ ϲϳϵ͕ϰϳϮ Ϯ͘ϯϱͬϭ͕ϬϬϬƐĨ /ŶƉĂƚŝĞŶƚ ϭϱϵϲ͘ϳϲhƉƉĞƌĂŵƉƵƐ;,ŽĂŐZĚϭϱнϯнϭĂƚ>ǇŽŶƐͿ ϭϵǆŝƐƚŝŶŐŽůƉŚŝŶWĂƌŬŝŶŐ'ĂƌĂŐĞ ϰϲϳ ĞǀĞůŽƉŵĞŶƚŐƌĞĞŵĞŶƚ ηŽĨĞĚƐ ƌĞĂ;ƐĨͿ WĂƌŬŝŶŐ WĞƌ,ŽĂŐŽŵŵƵŶŝƚǇ WĂƌŬŝŶŐĂůĐƵĂƚŝŽŶ WĂƌŬŝŶŐKǀĞƌǀŝĞǁ ǆŝƐƚŝŶŐ ǆŝƐƚŝŶŐ ZĞƋƵŝƌĞĚ ZĞƋƵŝƌĞĚ ,ŽĂŐEĞǁƉŽƌƚĞĂĐŚĂŵƉƵƐWĂƌŬŝŶŐŽƵŶƚ Wϭ Wϭ Wϭ Wϭ Wϭ 23 WZK:d d Zs/^/KE^ ^,dd/d> ^,dEhDZ η ϯϬϬ^WdZhDEdZZ͕^h/dϳϯϬ /Zs/E͕>/&KZE/ϵϮϲϭϴ ϵϰϵ͘ϳϮϳ͘ϵϬϬϬ d,/^ > / E / ^ ϭ / E , > K E ' t , E WZ/E d d K & h > > ^ > Ξ K h > Z ^ ^ K / d ^ ǀϮϭ Ϭ ϱ Ϭ ϳ ϭϭͬ ϭ ϱ ͬ Ϯ Ϭ Ϯ ϰ ϭ ϭ ͗ ϭ ϯ ͗ ϰ ϳ D Ƶƚ Ž Ě Ğ Ɛ Ŭ Ž Đ Ɛ ͗ ͬ ͬ Ϯ ϯ ϲ ϯ Ϯ ϱ ͘ Ϭ Ϭ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Z Ϯ ϯ ͬ W Ϯ ϯ ϲ ϯ Ϯ ϱ͘Ϭ Ϭ Ͳ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Ğ Ŷ ƚ Ğ ƌ ͘ ƌ ǀ ƚ ϮϯϲϯϮϱ͘ϬϬ ϬϵͬϮϰͬϮϬϮϰ >/&^&dzW>EͲ &>KKZϭ 'Ϯ͘ϭϭ ,K' EhZK^/E^ ^Zs/^ ϭ,K'Z/s͕h/>/E'ϲϮ͕ EtWKZd,͕ϵϮϲϲϯ W>EE/E'Zs/t W<' ^Z/Wd/KE d WZK:d d Zs/^/KE^ ^,dd/d> ^,dEhDZ η ϯϬϬ^WdZhDEdZZ͕^h/dϳϯϬ /Zs/E͕>/&KZE/ϵϮϲϭϴ ϵϰϵ͘ϳϮϳ͘ϵϬϬϬ d,/^ > / E / ^ ϭ / E , > K E ' t , E WZ/E d d K & h > > ^ > Ξ K h > Z ^ ^ K / d ^ ǀϮϭ Ϭ ϱ Ϭ ϳ ϭϭͬ ϭ ϴ ͬ Ϯ Ϭ Ϯ ϰ ϭ ͗ ϭ ϴ ͗ Ϭ Ϯ W D Ƶƚ Ž Ě Ğ Ɛ Ŭ Ž Đ Ɛ ͗ ͬ ͬ Ϯ ϯ ϲ ϯ Ϯ ϱ ͘ Ϭ Ϭ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Z Ϯ ϯ ͬ W Ϯ ϯ ϲ ϯ Ϯ ϱ͘Ϭ Ϭ Ͳ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Ğ Ŷ ƚ Ğ ƌ ͘ ƌ ǀ ƚ ϮϯϲϯϮϱ͘ϬϬ ϬϵͬϮϰͬϮϬϮϰ >/&^&dzW>EͲ &>KKZϭ 'Ϯ͘ϭϭ ,K' EhZK^/E^ ^Zs/^ ϭ,K'Z/s͕h/>/E'ϲϮ͕ EtWKZd,͕ϵϮϲϲϯ W>EE/E'Zs/t W<' ^Z/Wd/KE d hW y/d>/',d&/ydhZ;ZZKt/E/d^/Zd/KEK&y/dͿ &/Zyd/E'h/^,Zͬ&/Zyd/E'h/^,Z/Ed ^zDK>^ D'Ed/,K>KWED,K ϮϬD/EhdKKZϮϬ ϰϱD/EhdKKZϰϱ ϭ͘ ^d,KsZ^,d&KZKdΘ&ZZ^hD/dd>^͘Ϯ͘ >>'Z^^ZKhd^Z^^/>'Z^^ZKhd^͘ϯ͘ y/^d/E'WZd/d/KE^Z^,KtE,>&dKEKEW>E͘ >/&^&dz'EZ>EKd^ KDDKEWd,K&dZs> Wd,K&dZs> 'Z^^Wd, EKZZ/KZ ^DK<KDWZdDEddZs>Wd, )81&7,21/(*(1' % 2&&83$1&<2873$7,(17 % 2&&83$1&<60$//$66(0%/< % 2&&83$1&<6725$*(86( 5 2&&83$1&<5(6,'(17,$/86( 5 2&&83$1&<60$//$66(0(%/< & Ϯ ϯ ϯ ϱ ϱ ϲ ϲϭ ϳ ϳ ϰ ϰ Ϯ͘ϭ Ϯ͘ϭ ϭϭ͕ϰϯϮ^& ΖZϮ͘ϭΖKhWEzͲZ^/Ed/>h^ KsZ > > / ' K E > / D E ^ / K E ; ϭ ͬϯ/' K E > с ϲ ϱ Ζ ϭ ϭͬϯΗ Ϳ ϭϵϱΖͲ ϰ Η /^хϲϱΖϭϭͬϯΗсK< ϭϭϵΖͲϭϭͬϰΗ Ϯϭϲ^& ^d/Z^ϬϲϮͲϬϭͲϭϯϭ ϭϵϱ^& Kh>ZKKDϴϬϲϮͲϬϭͲϭϰϳ ϮϯϬ^& d/s/dz ZKKDϬϲϮͲϬϭͲϭϮϴ ϲϱ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϳ ϱϴ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϵ ϭϴϲ^& Kh>ZKKD ϳϬϲϮͲϬϭͲϭϰϵ ϭϵϴ^& Kh>ZKKDϲϬϲϮͲϬϭͲϭϭϴ ϲϴ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϭϴ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϮϭ Ϯϰϯ^& >dZ/>ϬϲϮͲϬϭͲϭϲϱ ϭϮϬ^& ^hWZs/^KZϬϲϮͲϬϭͲϭϬϲ ϭϮϭ^& sZͬ&>yKhE^h>dϬϲϮͲϬϭͲϭϬϳ ϰϵ^& >s͘YWd͘ϬϲϮͲϬϭͲϭϲϵ ϭϭϬ^& yDͬK&&/ ϬϲϮͲϬϭͲϭϱϳ ϭϬϵ^& d,ZW/^dϬϲϮͲϬϭͲϭϱϯ ϱϴ^& dK/>dϬϲϮͲϬϭͲϭϮϵ ϰϮ^& ^dKZ͘ϬϲϮͲϬϭͲϭϭϰ ϴϲ^& >hEZzϬϲϮͲϬϭͲϭϭϲ ϭϱϮ^& h>>WEϬϲϮͲϬϭͲϭϭϵ ϰϬϴ^& KZZ/KZϬϲϮͲϬϭͲϭϮϯ ϱϲ^& ^dKZ'ϬϲϮͲϬϭͲϭϯϲϱϰ^& dK/>dϬϲϮͲϬϭͲϭϯϳ ϯϴϯ^& KZZ/KZϬϲϮͲϬϭͲϭϰϱ ϭϴϭ^& Kh>ZKKD ϭϯϬϲϮͲϬϭͲϭϯϵ ϭϴϯ^& Kh>ZKKD ϭϰϬϲϮͲϬϭͲϭϯϱ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϯϱ ϭϴϯ^& Kh>ZKKD ϭϭϬϲϮͲϬϭͲϭϰϮ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϮ ϭϴϭ^& Kh>ZKKDϭϮϬϲϮͲϬϭͲϭϰϭ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϭ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϰ ϭϳϲ^& Kh>ZKKDϵϬϲϮͲϬϭͲϭϰϲ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϰϲ ϭϬϲ^& h>>WEϬϲϮͲϬϭͲϭϰϯ ϵϱ^& D/E ϬϲϮͲϬϭͲϭϳϮ Ϯϲϲ^& 'ZKhWZKKD ϭϬϲϮͲϬϭͲϭϱϰ ϯϯ^& '^KZdϬϲϮͲϬϭͲϭϱϲ ϭϬϳ^& >hEZzϬϲϮͲϬϭͲϭϱϮ Ϯϱϯ^& </d,EddϬϲϮͲϬϭͲϭϮϳ ϲϳϳ^& >/s/E'E /E/E'ZKKDϬϲϮͲϬϭͲϭϮϳ ϭϭϬ^& yDͬK&&/ϬϲϮͲϬϭͲϭϱϴ ϰϳ^& d>dͬ^,Kt͘ ϬϲϮͲϬϭͲϭϮϲ ϭϴϭ^& Kh>ZKKDϭϬϲϮͲϬϭͲϭϮϲ ϰϲ^& d>dͬ^,Kt͘ ϬϲϮͲϬϭͲϭϮϱ ϭϴϯ^& Kh>ZKKD Ϯ ϬϲϮͲϬϭͲϭϮϱ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϮϮ ϭϳϲ^& Kh>ZKKD ϰϬϲϮͲϬϭͲϭϮϮ ϰϲ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϮϰ ϲϯ^& '^dKZ͘ϬϲϮͲϬϭͲϭϱϲ ϯϵϵ^& KZZ/KZϬϲϮͲϬϭͲϭϭϭ ϲϬϱ^& >/s/E'E /E/E'ZKKDϬϲϮͲϬϭͲϭϯϰ ϭϮϮ^& /D^ZKKDϬϲϮͲϬϭͲϭϭϳ ϭϴϱ^& Kh>ZKKD ϱϬϲϮͲϬϭͲϭϮϭ ϭϴϮ^& Kh>ZKKDϯϬϲϮͲϬϭͲϭϮϰ ϭϬϴ^& d,ZW/^dϬϲϮͲϬϭͲϭϭϯϭϭϭ^& d,ZW/^dϬϲϮͲϬϭͲϭϱϱ ϰϱ^& d>dͬ^,Kt͘ϬϲϮͲϬϭͲϭϯϵ ϭϱϴ^& /D^ϬϲϮͲϬϭͲϭϰϴ ϭϴϭ^& Kh>ZKKD ϭϬϬϲϮͲϬϭͲϭϰϰ ϭϭϮ^& d,ZW/^dϬϲϮͲϬϭͲϭϭϮ Ϯϴϭ^& 'ZKhWZKKDϯϬϲϮͲϬϭͲϭϭϱ ϭϬϳ^& D/^^/KEͬ/^,Z'ϬϲϮͲϬϭͲϭϬϰ ϭϬϱ^& K&&/ϬϲϮͲϬϭͲϭϬϯ ϵϯ^& K&&/ϬϲϮͲϬϭͲϭϬϮ ϵϴϴ^& >KzΘ Z^KhZ ^<ϬϲϮͲϬϭͲϭϬϭ Ϯϲϱ^& 'ZKhWZKKD ϮϬϲϮͲϬϭͲϭϬϴ ϯϴϱ^& KZZ/KZϬϲϮͲϬϭͲϭϳϯ ϮϬϬ^& ^dKZ'ϬϲϮͲϬϭͲϭϳϭ ϭϬϯ^& /&ϬϲϮͲϬϭͲϭϲϰ ϭϰϯ^& K&&/ϬϲϮͲϬϭͲϭϳϲ ϭϰϭ^& K&&/ϬϲϮͲϬϭͲϭϳϱ ϭϮϰ^& K&&/ϬϲϮͲϬϭͲϭϳϰ ϭ͘ϭ ϭ͘ϭ Ϯϲ^& ^K/>ϬϲϮͲϬϭͲϭϲϮ ϭϯϳ^& K&&/ϬϲϮͲϬϭͲϭϳϳ ϱϲ^& Wh͘d>dϬϲϮͲϬϭͲϭϲϴ ϱϱ^& Wh͘d>dϬϲϮͲϬϭͲϭϲϳ ϰϮϵ^& ΖΖKhWEzͲ ^dKZ'h^ Ϯϲ^& s^ ϬϲϮͲϬϭͲϭϲϯ ϭϬϰ^& KE^h>d tKZ< ^dd/KEϬϲϮͲϬϭͲϭϱϵ Ϯϯϱ^& </d,EddϬϲϮͲϬϭͲϭϯϰ Ϯ͕ϰϯϲ^& ΖΖKhWEzͲKhdWd/Ed y/d Z h͘ϭh͘/ϭ y h͘ϭ h͘/ϭ y y y y h͘ϭ h͘/ϭ y/d y/dy/dy/d ϮϬD / E ͘ ϳϳϱ^& ^d&&Wd/KϬϲϮͲϬϮͲϭϳϵ ϮϬ D / E ͘ W>EdZ^ KsZ>>/'KE>/DE^/KE;ϭͬϮ/'KE>сϳϲΖϮϭͬϰΗͿ ϭϱϮΖͲϰϭͬϮΗ y/d Ϯϯy/d/E'KWEd^Ϯϯy/d/E'KWEd^Ϯϯy/d/E'KWEd^ϭϬϴy/d/E'KWEd^ ϮϬD/E͘ ϮϬD/E͘ ϮϬD/E͘ ϮϬD/E͘ ϮϬD / E ͘ ϮϬ D / E ͘ ϮϬ D / E ͘ ϰϱ D / E ͘ϮϬD/E͘ϮϬD / E ͘ ϮϬD / E ͘ ϮϬD / E ͘ ϮϬ D / E ͘ ϮϬ D / E ͘ϮϬD/E͘ϮϬD/E͘ϮϬD/E͘ ϮϬD / E ͘ ϮϬD/E͘ ϮϬD / E ͘ ϮϬ D / E ͘ ϮϬD / E ͘ϮϬD/E͘ϮϬ D / E ͘ ϮϬD/E͘ ϮϬD/E͘ ϮϬD/E͘ ϮϬD/E͘ ϮϬD / E ͘ ϮϬ D / E ͘ ϮϬ D / E ͘ ϮϬD/E͘ ϰϴΗ ϮϬD / E ͘ ϮϬD / E ͘ y/dϭϬϴy/d/E'KWEd^ ϭϬϴнϮϰнϭϵсϭϱϭy/d/E'KWEd^ ϴy/d/E'KWEd^ ϴKhWEd^ ϯKhWEd^ ϯϯ^& ΖΖKhWEzͲ^D>>^^D>z ϭϭϵ^& ΖΖKhWEzͲ^D>>^^D>z ϭϰϵ^& ΖZϮ͘ϭΖKhWEzͲ^D>>^^D>z ϭϰϵ^& ΖZϮ͘ϭΖKhWEzͲ^D>>^^D>z ϭϲKhWEd^ϭϲKhWEd^ϭϰϵ^& ΖZϮ͘ϭΖKhWEz Ͳ^D>> ^^D>zϭϲKhWEd^ Ϯϲϰ^& ΖΖKhWEzͲ ^dKZ'h^ ϴϴ^& KWzΘtKZ<ϬϲϮͲϬϭͲϭϭϵ ϮϬ D / E ͘ y/d ϴϵy/d/E'KWEd^ y/d ϴϵy/d/E'KWEd^ ϰΖͲ Ϭ Η ϱΖͲ Ϭ Η ΎKhdKKZZdKKDW>zt/d,ϭϬϬϰ͘ϳ͘KhdKKZZKE>zdKh^zh/>/E'KhWEd^͘ ^hDDZzK&W>hD/E'&/ydhZ^/EKDW>/Et/d,WϮϬϮϮd>ϰϮϮ͘ϭ͕d>ϰͲϭΘd>ϰͲϮ͘^^KZzZ^Zy>h;,>>tz^ͬKZZ/KZ^͕dK/>dZKKD^͕D,E/>ZKKD^͕^d/ZE>K^hZ^͕^dKZ'ͿKhWEd>K&dKZсϭK͘WZϭϱϬ^Y&d͘;Ζh^/E^^Ζ/EWd>ϰͲϭͿKhWEd>K&dKZсϭK͘WZϭϱ^Y&d͘;Ζ^^D>zΖ/EWd>ϰͲϭ&KZt/d/E'ͿKhWEd>K&dKZсϭK͘WZϯϬ^Y&d͘;Ζ^^D>z>KhE'ΖWZWd>ϰͲϭ&KZ^d&&Z<ͿKhWEd>K&dKZсϭK͘WZϮϬϬ^Y&d͘;ΖZ^/Ed/>Ζ/EWd>ϰͲϭͿ ΖΖh^/E^^;ͿсϯϰϳϱͬϭϱϬсϮϯ;ϭϮD>͕ϭϮ&D>ͿKhWEd>K&dKZ&KZZ^/Ed/>^KEWZK'ZDͬdh>h^ZͲϮKZD/dKZ/^сϮϰ;ϭϮD>͕ϭϮ&D>ͿZͲϮDW>Kzh^сϭϱс;ϴD>͕ϴ&D>Ϳ dzWK&KhWEz D>KhWEz D>ZYh/Z Z/E</E'&KhEd/E^WZKs/ D>&/ydhZ^WZKs/ ΖΖh^/E^^;Ϳ t͗ηϭhZ͗ηϭ>s͗ηϭ Ϯ ϭt͗ηϮhZ͗ηϬ>s͗ηϮ &D>KhWEd^&D>ZYh/Z ϭϮ t͗ηϭ >s͗ηϭ &D>&/ydhZ^WZKs/ t͗ηϮ >s͗ηϮ ^Zs/^/E<^WZKs/ Z^/Ed>;ZͲϮKZD/dKZ/^ͿWZWZK'ZD ϭϮ t͗ϮhZ͗ϭ>s͗ϭ ΎΎ ΎΎΎt͗ηϭϮhZ͗ηϬ>s͗ηϭϮ ϭϮ t͗ηϮ >s͗ηϭ t͗ηϭϮ >s͗ηϭϮ Z^/Ed>;ZͲϮDW>Kzh^ͿWZWZK'ZD ϴ t͗ϭhZ͗η>s͗ϭ ηη ΎΎΎt͗ηϮhZ͗ηϬ>s͗ηϮ ϴ t͗ηϭ >s͗ηϭ t͗ηϮ >s͗ηϮ ϭϮ dhͬ^,KtZ^ZYh/Z ͲͲ ϭϮ ͲͲ dhͬ^,KtZ^WZKs/ ϭWZϴ ZYсϯ ͲͲ ͲͲ ΎΎ tdZ^W/'KddKWZKs//EKd, </d,Edd KhWEd>K&dKZ&KZZ^/Ed/>^KE^YhZ&dKhWEd>K&dKZсϭK͘WZϮϬϬ^Y&d͘;ΖZ^/Ed/>Ζ/EWd>ϰͲϭͿ Z^/Ed/>ϭϭ͕ϴϵϭ^Y&d͕ϲϬйKZD/dKZ/^ΘϰϬй^d&& ZͲϮKZD/dKZ/^сϳϭϯϱͬϮϬϬсϯϲ;ϭϴD>͕ϭϴ&D>ͿZͲϮDW>Kzh^сϰϳϱϳͬϮϬϬсϮϰс;ϭϮD>͕ϭϮ&D>Ϳ dzWK&KhWEz D>KhWEz D>ZYh/Z Z/E</E'&KhEd/E^WZKs/ D>&/ydhZ^WZKs/&D>KhWEd^&D>ZYh/Z&D>&/ydhZ^WZKs/ ^Zs/^/E<^WZKs/ Z^/Ed>;ZͲϮKZD/dKZ/^ͿWZWZK'ZD ϭϴ t͗ϮhZ͗ϭ>s͗Ϯ ΎΎ ΎΎΎt͗ηϭϮhZ͗ηϬ>s͗ηϭϮ ϭϴ t͗ηϯ >s͗ηϮ t͗ηϭϮ >s͗ηϭϮ Z^/Ed>;ZͲϮDW>Kzh^ͿWZWZK'ZD ϭϮ t͗ϭhZ͗η>s͗ϭ ηη ΎΎΎt͗ηϮhZ͗ηϬ>s͗ηϮ ϭϮ t͗ηϭ >s͗ηϭ t͗ηϮ >s͗ηϮ dhͬ^,KtZ^ZYh/Z ϭϮ ͲͲ dhͬ^,KtZ^WZKs/ ϭWZϴZYсϯ ͲͲ ΎΎ tdZ^W/'KddK WZKs//EKd,</d,Edd ΎΎΎ h^^Zs/^/E<^/Eh^/E^^KWEz ΎΎΎ h^^Zs/^/E<^/Eh^/E^^KWEz dd/>y/d^/'E' y/d^/'E'Ͳ Ηy/dΗy y/d^/'E'Ͳ Ηy/dZKhdΗZ y/d^/'E'Ͳ ΗdKy/dΗdy y/d^/'E'Ͳ Ηy/d^d/ZKtEΗ^ dd/>^^/>Z^dZKKD^/'E' ^^/>DEΖ^dK/>d 'KDdZ/^zDK> D͘ϭ t͘ϭ ^^/>tKDEΖ^dK/>d'KDdZ/^zDK> h͘ϭ ^^/>hE/^ydK/>d'KDdZ/^zDK> D͘/ϭ ^^/>DEΖ^dK/>d/Ed/&/d/KE^/'E t͘/ϭ ^^/>tKDEΖ^dK/>d /Ed/&/d/KE^/'E h͘/ϭ ^^/>hE/^ydK/>d/Ed/&/d/KE^/'E 'ZW,/^Z/Wd/KE dzW WZd/d/KE'ZW,/>'E ϭ͘ ^WZd/d/KEdzW^͕^,dϳ͘ϭϬ ϭ,KhZ^DK<ZZ/Z ϭď ϭ,KhZ&/ZZZ/Zͬ^,&d ϭ^Ă ϭ,KhZ&/ZZZ/Z ϭĂ ϭ,KhZ&/ZWZd/d/KE ϭĐ ^KhEWZd/d/KE Ϭď ^KhEWZd/d/KE ϬĐ ^KhEWZd/d/KE ϬĨ Z^KhEWZd/d/KE Ϭď ZWZd/d/KE ϬĂ &hZZ/E'WZd/d/KE Ϭ&Ă 'Z^^Wd, Wd,>E'd,ͲϭϭϰϯΖͲϳΗ ͲϭϭϬϭΖͲϵΗ ͲϭϵϰΖͲϰΗͲϭϴϰΖͲϯΗ Ͳϭ&ϴϭΖͲϮΗ Ͳϭ'ϲϬΖͲϯΗ KDDKEWd,K&dZs> Wd,>E'd, WͲϭϱϬΖͲϱΗ WͲϭϰϮΖͲϭϭΗ EKZZ/KZ ZKhd/^dE Wd,ϭϳΖͲϱΗWd,ϭϳΖͲϱΗ ^DK<KDWZdDEddZs> ZKhd/^dE ^DK<KDWZdDEddZs>͗ϰϮϬ͘ϲ ϮϬϬΖ ^d>>KtͲEKZZ/KZ͗ϭϬϮϬ͘ϰ;yWd/KEϮͿ ͕ZϮ͘ϭͲϱϬΖ͕ͲϮϬΖ ^d>>Kt 'Z^^/^dE͗ϭϬϭϳ͘Ϯ ͲϯϬϬΖ͕ZϮ͘ϭͲϮϱϬΖ ^d>>Kt KDDKEWd,K&dZs>͗ϭϬϬϲ͘Ϯ͘ϭ ͲϭϬϬΖ͕ZϮ͘ϭͲϳϱΖ ^d>>Kt D/E/DhDηK&y/d^KZy/d^^WZ^dKZz ϭϬϬϲ͘ϯ͘Ϯ ϮWZ^dKZz &>KKZϭ͗ϯWZKs/&>KKZϮ͗ϮWZKs/ D/E/DhDKKZt/d,ϭϬϭϬ͘ϭ͘ϭ ϯϮΗ ϯϲΗ D/E/DhD'Z^^t/d,^KEKhWEd>KϭϬϬϱ͘ϯ͘Ϯ &>KKZϭ;Dy>KͿϮϰϳKǆϬ͘ϮΗсϰϵ͘ϰΗ ϭϲϴΗdKd>y/dt/d, D/E/DhD^d/Zt/d,^KEKhWEd>KϭϬϬϱ͘ϯ͘ϭ &>KKZϮϯϯϲǆϬ͘ϯΗсϭϬϬ͘ϴΗ D/E^d/ZͲϲϬΗϮE^d/ZͲϰϴΗ D/E/DhD^d/Zt/d,ϭϬϭϭ͘ϮΘϭϬϬϵ͘ϯ͘Ϯ;yWd/KEϭͿ ϰϰΗ ϰϴΗ D/E/DhDKZZ/KZt/d,d>ϭϬϮϬ͘Ϯ ϰϰΗ ϲϬΗD/E͘ ǭ K^d/KE ZYh/Z WZKs/ DE^K&'Z^^ DyK͘>KK&^Wtͬϭy/d Ͳϰϵ͖ZϮ͘ϭͲϭϬ >>Kt>h/>/E'Zϱϳ͕ϬϬϬ^&tͬKhd,/',d/EZ^ͲZϮ͘ϭ >>Kt>^dKZ/^Ks'Z͗ ϯ >>Kt>h/>/E',/',d͗ϲϱΖ /EdZ/KZ&/E/^,^͗>^^KZ>^^/Ey/d^ y/dKZZ/KZt/d,͗ϰϰΗD/E y/d^WZd/KE͗ϭͬϯKsZ>>/'KE>;^WZ/E<>ZͿ ,ZKh^Zͬ/E/Ed>h^͗ ϭ,ZKZWZKs/hdKDd/^WZ/E<>Z^z^dDΛ^dKZ'KsZϭϬϬ^&͕>hEZzKsZϭϬϬ^&Θt^dͬ>/EEZKKD^t/d,KEd/EZ^хϭϬ& EhDZK&y/d^͗D/EdtKy/d^WZKs/ ^DK<KDWZdDEd^͗ϭ,Z^DK<ZZ/Z^dK^h/s/sZz^dKZz/EdKD/EϮ^DK<KDWZdDEd^͗ϮϮ͕ϱϬϬ^&Dy KZZ/KZ^͗ͲϬ,Z͕ZϮ͘ϭͲϭ,Z&/ZWZd/d/KE ^WZd/KEt>>^͗ϭ,Z&/ZWZd/d/KEd^>W/E'hE/d^Θ^^KZzKhWE/^;ZͲϮ͘ϭͿ ^,&dZd/E'^ϭ,Z ZKK&KE^dZhd/KE͗ϭ,Z &>KKZKE^dZhd/KE͗ϭ,Z /EdZ/KZEKEͲZ/E't>>^͗Ϭ,Z ydZ/KZEKEͲZ/E't>>^͗Ϭ,Z /EdZ/KZZ/E't>>^͗ϭ,Z ydZ/KZZ/E't>>^͗ϭ,Z WZ/DZz^dZhdhZ>&ZD͗ϭ,Z KhWEz^WZd/KE^͗EKEͲ^WZdWZϱϬϴ͘ϯ KE^dZhd/KEdzW͗dzW//͕&h>>z^WZ/E<>Z KhWEzdzW͗&/Z^d&>KKZ͗ZϮ͘ϭͲZ^/Ed/>ΘͲh^/E^^^KE&>KKZ͗Ͳh^/E^^ K^hDDZz ϮϬϮϮ dKd>KhWEd>KͲ^KE&>KKZ ϭϰ͕ϱϲϵ^&Ϯϭϭ Ϯϭϭ ΖKhWEzͲ^dKZ'h^;ϯϭϭ͘ϭ͘ϭͿ ϰ͕ϬϮϭ ^& ϯϬϬ 'ZK^^ ϭϰ ϭϰ ΖKhWEzͲ^D>>^^D>z;ϯϬϯ͘ϭ͘ϮͿ ϭ͕ϱϬϲ ^& ϭϱ Ed ϵϵ ϵϵΖKhWEzͲh^/E^^h^ϴ͕ϰϱϳ ^& ϭϱϬ 'ZK^^ ϱϵ ϱϵΖKhWEzͲ^D>>^^D>z;ϯϬϯ͘ϭ͘ϮͿ ϱϴϱ ^& ϭϱ Ed ϯϵ ϯϵ&>KKZϮ dKd>KhWEd>KͲ&/Z^d&>KKZ ϭϱ͕ϭϳϵ^&ϭϭϵ ϭϭϵZϮ͘ϭΖKhWEzͲ^D>>^^D>z;ϯϬϯ͘ϭ͘ϮͿ ϰϰϳ ^& ϭϱ Ed ϯϬ ϯϬ ZϮ͘ϭΖKhWEzͲZ^/Ed/>h^ϭϭ͕ϰϰϰ ^& ϮϬϬ 'ZK^^ ϱϴ ϱϴ ΖKhWEzͲ^dKZ'h^;ϯϭϭ͘ϭ͘ϭͿ ϲϵϰ ^& ϯϬϬ 'ZK^^ ϯ ϯΖKhWEzͲ^D>>^^D>z;ϯϬϯ͘ϭ͘ϮͿ ϭϱϮ ^& ϭϱ Ed ϭϭ ϭϭΖKhWEzͲKhdWd/EddZdDEd Ϯ͕ϰϰϮ ^& ϭϱϬ 'ZK^^ ϭϳ ϭϳ&>KKZϭ &hEd/KEWZϭϬϬϰ͘ϱ Z K>&KhWEd WZK KhWEd WZ WZK'ZD KhWEd>K^,h>;ϮϬϮϮͿ ϭͬϴΗсϭΖͲϬΗϭ͘ϮϮ 'Ϯ͘ϭϭ ϭ >/&^&dzW>EͲ &>KKZϭ W>EEKZd,dZhEKZd, 24 WZK:d d Zs/^/KE^ ^,dd/d> ^,dEhDZ η ϯϬϬ^WdZhDEdZZ͕^h/dϳϯϬ /Zs/E͕>/&KZE/ϵϮϲϭϴ ϵϰϵ͘ϳϮϳ͘ϵϬϬϬ d,/^ > / E / ^ ϭ / E , > K E ' t , E WZ/E d d K & h > > ^ > Ξ K h > Z ^ ^ K / d ^ ǀϮϭ Ϭ ϱ Ϭ ϳ ϭϭͬ ϭ ϱ ͬ Ϯ Ϭ Ϯ ϰ ϭ ϭ ͗ ϭ ϰ ͗ Ϯ ϳ D Ƶƚ Ž Ě Ğ Ɛ Ŭ Ž Đ Ɛ ͗ ͬ ͬ Ϯ ϯ ϲ ϯ Ϯ ϱ ͘ Ϭ Ϭ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Z Ϯ ϯ ͬ W Ϯ ϯ ϲ ϯ Ϯ ϱ͘Ϭ Ϭ Ͳ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Ğ Ŷ ƚ Ğ ƌ ͘ ƌ ǀ ƚ ϮϯϲϯϮϱ͘ϬϬ ϬϵͬϮϰͬϮϬϮϰ >/&^&dzW>EͲ &>KKZϮ 'Ϯ͘ϭϮ ,K' EhZK^/E^ ^Zs/^ ϭ,K'Z/s͕h/>/E'ϲϮ͕ EtWKZd,͕ϵϮϲϲϯ W>EE/E'Zs/t W<' ^Z/Wd/KE d WZK:d d Zs/^/KE^ ^,dd/d> ^,dEhDZ η ϯϬϬ^WdZhDEdZZ͕^h/dϳϯϬ /Zs/E͕>/&KZE/ϵϮϲϭϴ ϵϰϵ͘ϳϮϳ͘ϵϬϬϬ d,/^ > / E / ^ ϭ / E , > K E ' t , E WZ/E d d K & h > > ^ > Ξ K h > Z ^ ^ K / d ^ ǀϮϭ Ϭ ϱ Ϭ ϳ ϭϭͬ ϭ ϴ ͬ Ϯ Ϭ Ϯ ϰ ϭ ͗ ϭ ϴ ͗ ϯ ϳ W D Ƶƚ Ž Ě Ğ Ɛ Ŭ Ž Đ Ɛ ͗ ͬ ͬ Ϯ ϯ ϲ ϯ Ϯ ϱ ͘ Ϭ Ϭ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Z Ϯ ϯ ͬ W Ϯ ϯ ϲ ϯ Ϯ ϱ͘Ϭ Ϭ Ͳ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Ğ Ŷ ƚ Ğ ƌ ͘ ƌ ǀ ƚ ϮϯϲϯϮϱ͘ϬϬ ϬϵͬϮϰͬϮϬϮϰ >/&^&dzW>EͲ &>KKZϮ 'Ϯ͘ϭϮ ,K' EhZK^/E^ ^Zs/^ ϭ,K'Z/s͕h/>/E'ϲϮ͕ EtWKZd,͕ϵϮϲϲϯ W>EE/E'Zs/t W<' ^Z/Wd/KE d hW y/d>/',d&/ydhZ;ZZKt/E/d^/Zd/KEK&y/dͿ &/Zyd/E'h/^,Zͬ&/Zyd/E'h/^,Z/Ed ^zDK>^ D'Ed/,K>KWED,K ϮϬD/EhdKKZϮϬ ϰϱD/EhdKKZϰϱ ϭ͘ ^d,KsZ^,d&KZKdΘ&ZZ^hD/dd>^͘Ϯ͘ >>'Z^^ZKhd^Z^^/>'Z^^ZKhd^͘ϯ͘ y/^d/E'WZd/d/KE^Z^,KtE,>&dKEKEW>E͘ >/&^&dz'EZ>EKd^ KDDKEWd,K&dZs> Wd,K&dZs> 'Z^^Wd, EKZZ/KZ ^DK<KDWZdDEddZs>Wd, & Ϯ ϯ ϱ ϲϭ ϳ ϰϮ͘ϭ )81&7,21/(*(1' $ 2&&83$1&<60$//$66(0%/< % 2&&83$1&<2873$7,(17 % 2&&83$1&<60$//$66(0%/< % 2&&83$1&<6725$*(86( ϯ͕ϴϱϴ^& ΖΖKhWEzͲ ^dKZ'h^ KsZ > > / ' K E > / D E ^ / K E ; ϭ ͬ ϯ /' K E > с ϲϲΖ ϰ Η Ϳ ϭϵϵΖ Ͳ ϭ ϯ ͬϴΗ /^хϲϲΖϰΗсK< ϭϭϮΖͲϬϯͬϰΗ ϭ͘ϭ ϭϬϵ^& WZKs/ZϬϲϮͲϬϮͲϮϭϵ ϯ͕ϴϱϱ^& D,͘WEd,Kh^ϬϲϮͲϬϮͲϮϱϮ ϱϴϬ^& KZZ/KZϬϲϮͲϬϮͲϮϮϯ ϰϮ^& d>^dKZ͘ϬϲϮͲϬϮͲϮϭϯϯϮϲ^& 'ZKhWZKKDϬϲϮͲϬϮͲϮϮϳ ϭϬϵ^& yDͬK&&/ϬϲϮͲϬϮͲϮϮϭ Ϯϭϲ^& ^d/Z^ϬϲϮͲϬϮͲϮϮϮ ϲϮ^& Wh͘d>dϬϲϮͲϬϮͲϮϯϴ ϴϮ^& KE^h>dϬϲϮͲϬϮͲϮϬϮ ϯϰϰ^& h>>WEϬϲϮͲϬϮͲϮϰϰ ϲϮ^& Wh͘d>dϬϲϮͲϬϮͲϮϯϵ ϭϮϬ^& K&&/ϬϲϮͲϬϮͲϮϰϭ ϴϭ^& ZEK&&/ϬϲϮͲϬϮͲϮϯϯ ϴϭ^& KE^h>dϬϲϮͲϬϮͲϮϬϲ ϵϲ^& KE^h>dϬϲϮͲϬϮͲϮϬϱ ϴϰ^& ^,KdZKKDϬϲϮͲϬϮͲϮϯϰ ϯϵϭ^& 'ZKhWZKKD ϬϲϮͲϬϮͲϮϭϳ ϭϬϱ^& >d,ZW/^dϬϲϮͲϬϮͲϮϬϳ ϯϮϴ^& KZZ/KZϬϲϮͲϬϮͲϮϰϮ ϱϭ^& d>^dKZ͘ϬϲϮͲϬϮͲϮϮϲ ϯϮϳ^& ^d&&Z<ϬϲϮͲϬϮͲϮϰϵ ϰϯ^& s^ϬϲϮͲϬϮͲϮϯϲ ϱϴ^& d>dϬϲϮͲϬϮͲϮϮϴϱϳ^& d>d ϬϲϮͲϬϮͲϮϮϵ ϴϱ^& KE^h>dϬϲϮͲϬϮͲϮϬϰ ϯϲϭ^& 'ZKhWZKKDϬϲϮͲϬϮͲϮϮϱ ϭϮϯ^& KZZ/KZϬϲϮͲϬϮͲϮϯϭ ϯϰϴ^& /E/E'd/s/dzϬϲϮͲϬϮͲϮϭϭ Ϯϵϴ^& d/s/dz ϬϲϮͲϬϮͲϮϭϰ ϯϲϴ^& 'ZKhWZKKDϬϲϮͲϬϮͲϮϭϴϯϱϰ^& 'ZKhWZKKD ϬϲϮͲϬϮͲϮϮϰ ϯϱϰ^& 'ZKhWZKKDϬϲϮͲϬϮͲϮϮϲ ϴϯ^& KE^h>dϬϲϮͲϬϮͲϮϬϯ ϭϬϮ^& > d,ZW/^dϬϲϮͲϬϮͲϮϬϴ ϭϲϰ^& ZWd/KEϬϲϮͲϬϮͲϮϯϱ Ϯϲ^& ^DW>^^dKZ'ϬϲϮͲϬϮͲϮϯϮ ϵϵϲ^& >KzϬϲϮͲϬϮͲϮϬϭ ϭϭϭ^& KZZ/KZϬϲϮͲϬϮͲϮϯϳ ϳϬ^& Yh/dͬ>͘ϬϲϮͲϬϮͲϮϰϴ ϭϭϴ^& K&&/ϬϲϮͲϬϮͲϮϰϳ ϭϯϭ^& ^d&&d>dDEϬϲϮͲϬϮͲϮϰϲ ϭϯϬ^& ^d&&d>d tKDEϬϲϮͲϬϮͲϮϰϱ ϴ͕ϰϲϭ^& ΖΖKhWEzͲ KhdWd/EdϭϮϯ^& ΖΖKhWEzͲ ^dKZ'h^ ϭϬϱ^& /&ϬϲϮͲϬϮͲϮϱϭ ^ t͘ϭ t͘/ϭ D͘/ϭ D͘ϭ Z Z Z h͘ϭh͘/ϭ h͘/ϭh͘ϭ ^ h͘ϭh͘/ϭ h͘ϭh͘/ϭ ϭ͕ϵϴϵ^& dZZϬϲϮͲϬϮͲϮϭϲ Z/^W>EdZ y/d ϭϬϴKWEd^ ϭϬϴKhWEd^y/d KsZ>>/'KE>/DE^/KE;ϭͬϮ/'KE>сϯϯΖϯΗͿ ϲϲΖͲϲΗ /^х ϯ ϯ Ζ ϯ Η с K < ϯϲΖ Ͳ Ϭ Η Ϯϴϳ^& ΖΖKhWEzͲ ^D>>^^D>z ϲϮKhWEd^ ϭϲKhWEd^ ϭϲKhWEd^ ϭϲKhWEd^ ϭϲKhWEd^ ϭϲKhWEd^ ϭϲKhWEd^ ϭϭKhWEd^ ϲϬD/E͘ ^hDDZzK&W>hD/E'&/ydhZ^/EKDW>/Et/d,WϮϬϮϮd>ϰϮϮ͘ϭ͕d>ϰͲϭΘd>ϰͲϮ͘^^KZzZ^Zy>h;,>>tz^ͬKZZ/KZ^͕dK/>dZKKD^͕D,E/>ZKKD^͕^d/ZE>K^hZ^͕^dKZ'ͿKhWEd>K&dKZсϭK͘WZϭϱϬ^Y&d͘;'ZKhWΖΖ/EWd>ͿKhWEd>K&dKZсϭK͘WZϭϱ^Y&d͘;Ζ^^D>zΖ/EWd>ϰͲϭ&KZt/d/E'Ϳ ΖΖh^/E^^;ͿсϭϬϴϵϯͬϭϱϬсϳϯ;ϯϳD>͕ϯϳ&D>Ϳ^^D>z;ͲϯͿсϱϰϴͬϯϬсϭϵ;ϭϬD>͕ϭϬ&D>Ϳ dzWK&KhWEz D>KhWEz D>ZYh/Z Z/E</E'&KhEd/E^WZKs/ D>&/ydhZ^WZKs/ ΖΖh^/E^^;Ϳ;Wd/EdͿ t͗ηϭ hZ͗ηϭ >s͗ηϭ Ϯ ϭ t͗ηϭΎнϮΎΎ hZ͗ηϬ >s͗ηϭнϮΎ &D>KhWEd^&D>ZYh/Z ϮϮ t͗ηϮ >s͗ηϮ &D>&/ydhZ^WZKs/ t͗ηϭΎнϮΎΎ >s͗ηϭΎнϮΎΎ ^Zs/^/E<^WZKs/ ϮϮ ^^D>z;ͲϯͿ t͗ηϭΎΎΎΎhZ͗ηϭ>s͗ηϭΎΎΎΎ t͗ηϲhZ͗ηϬ>s͗ηϲ ϭϬ t͗ηϭΎΎΎΎ >s͗ηϭΎΎΎΎ t͗ηϲhZ͗ηϬ>s͗ηϲ ϭϬ t͗ηϭΎΎΎΎΎhZ͗ηϭ>s͗ηϭ ϭϱϭϱ ΎEKdWZWϰϮϮ͘Ϯ͘ϭ͕>>^/E'>h^ZdK/>d&/>/d/^E&D/>zKZ^^/^dh^dK/>d&/>/d/^^,>>/Ed/&/t/d,^/'E'/E/d/E'h^z/d,Z^yΎΎWϰϮϮ͘ϰ͘ϭ^^dKdK/>d&/>/^K^EKdyϭ^dKZzΎΎΎWd>ϰϮϮ͘ϭ^,>>WW>zdKEth/>/E'^͕/d/KE^dKh/>/E'͕E,E'^K&KhWEzKZdzW/EEy/^d/E'h/>/E'Z^h>d/E'/E/EZ^KhWEd>K͘ΎΎΎΎWd>ϰͲϮZYh/Z^ϭD>dK/>d&/ydhZ͕ϭ&D>dK/>d&/ydhZ͕Eϭ,Et^,/E'&/ydhZWZ'EZ͘dWh>/dK/>d^͘d, d>KEd,/^^,d/^>h>dWZd>ϰϮϮ͘ϭΎΎΎΎΎWd>ϰͲϮZYh/Z^ϭdK/>dWZϭϱ^d&&&KZ,'EZ͕t,/,/^,/',ZYhEd/dzd,Ed>ϰϮϮ͘ϭ ΖΖh^/E^^;Ϳ;^d&&Ϳ t͗ηϭΎнϮΎΎhZ͗ηϭ>s͗ηϮ dtK/d/KE>KE>s>ϭ t͗ηϭΎΎΎΎΎ >s͗ηϭ t͗ηϭΎнϮΎΎ >s͗ηϭΎнϮΎΎ 'ZW,/ ^Z/Wd/KE dzW WZd/d/KE'ZW,/>'E ϭ͘ ^WZd/d/KEdzW^͕^,dϳ͘ϭϬ ϭ,KhZ^DK<ZZ/Z ϭď ϭ,KhZ&/ZZZ/Zͬ^,&d ϭ^Ă ϭ,KhZ&/ZZZ/Z ϭĂ ϭ,KhZ&/ZWZd/d/KE ϭĐ ^KhEWZd/d/KE Ϭď ^KhEWZd/d/KE ϬĐ ^KhEWZd/d/KE ϬĨ Z^KhEWZd/d/KE Ϭď ZWZd/d/KE ϬĂ &hZZ/E'WZd/d/KE Ϭ&Ă dd/>y/d^/'E' y/d^/'E'Ͳ Ηy/dΗy y/d^/'E'Ͳ Ηy/dZKhdΗZ y/d^/'E'Ͳ ΗdKy/dΗdy y/d^/'E'Ͳ Ηy/d^d/ZKtEΗ^ dd/>^^/>Z^dZKKD^/'E' ^^/>DEΖ^dK/>d 'KDdZ/^zDK> D͘ϭ t͘ϭ ^^/>tKDEΖ^dK/>d'KDdZ/^zDK> h͘ϭ ^^/>hE/^ydK/>d'KDdZ/^zDK> D͘/ϭ ^^/>DEΖ^dK/>d/Ed/&/d/KE^/'E t͘/ϭ ^^/>tKDEΖ^dK/>d 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'ZK^^ ϯ ϯΖKhWEzͲ^D>>^^D>z;ϯϬϯ͘ϭ͘ϮͿ ϭϱϮ ^& ϭϱ Ed ϭϭ ϭϭΖKhWEzͲKhdWd/EddZdDEd Ϯ͕ϰϰϮ ^& ϭϱϬ 'ZK^^ ϭϳ ϭϳ&>KKZϭ &hEd/KEWZϭϬϬϰ͘ϱ Z K>&KhWEd WZK KhWEd WZ WZK'ZD KhWEd>K^,h>;ϮϬϮϮͿ W>EEKZd,dZhEKZd, 25 PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © ON-SITE IMPROVEMENT PLANS FOR HOAG NEUROSCIENCES SERVICES 62 HOAG DR. NEWPORT BEACH, CA 92663 NORTH PROJECT TEAM UTILITY PURVEYORS LEGAL DESCRIPTION PER TITLE REPORT ESTIMATED EARTHWORK QUANTITIES GEOTECHNICAL REPORT BENCHMARK NOTE BASIS OF BEARINGS NOTE SITE INFORMATION ABBREVIATIONSLEGEND Know what's below. Call before you dig. C0.0 COVER SHEET PUBLIC WORK NOTESPUBLIC WORK NOTES 26 PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © C1.0 EXISTING CONDITIONS 27 PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © C1.1 EXISTING CONDITIONS 28 GASGAS Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z ZZ Z / // / / / / / / / / / // / // / / / / / / / / / // / // / / / / / / / / FUTURE BUILDING CAP AND PLUG EXISTING STORMDRAIN. SEE SHEET C5.0 AND C6.0 FORFUTURE CONNECTION. Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z ZZ Z Z Z Z Z Z Z ZZZZZZZZZZZ Z Z /////////////// PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © C2.0 NORTH DEMOLITION PLAN Z Z Z LEGEND DEMOLITION NOTES PROTECTION NOTES GENERAL DEMOLITION NOTES /////////////// 29 GASGAS PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © BMP NOTES GENERAL EROSION CONTROL NOTES MAINTENANCE NOTES EROSION CONTROL NOTES SEQUENCE OF CONSTRUCTION LEGEND C3.0 NORTH EROSION CONTROL PLAN 30 GASGAS 7654321 F E D C B A CONSTRUCTION NOTES PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 HOAG NEUROSCIENCES SERVICES 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 100% SCHEMATIC DESIGN DESCRIPTION DATE © LEGEND PAVEMENT LEGEND C4.0 NORTH HORIZONTALCONTROL AND PAVING PLAN 31 GASGAS 7654321 F E D C B A W W W W W W W W W W W W W W W W WSD WW WW W SS SS SS SS SS SS SS W EEEEE E E E E E E W W W W W W W W W W W W W W W W W W EXISTING UTILITY NOTE DRAINAGE NOTES PROJECT DATE REVISIONS SHEET TITLE SHEET NUMBER # 300 SPECTRUM CENTER DR, SUITE 730 IRVINE, CALIFORNIA 92618 949.727.9000 THIS L I N E I S 1 I N C H L O N G W H E N PRIN T E D T O F U L L S C A L E ©B O U L D E R A S S O C I A T E S v21 0 5 0 7 8/5 / 2 0 2 4 2 : 2 5 : 3 4 P M Aut o d e s k D o c s : / / 2 3 6 3 2 5 . 0 0 C a r e M a r A d d i c t i o n M e d i c i n e R 2 4 / P 2 3 6 3 2 5 . 0 0 - C a r e M a r A d d i c t i o n M e d i c i n e C e n t e r . r v t 236325.00 ,K' EhZK^/E^ ^Zs/^ 62 HOAG DRIVE, NEWPORT BEACH, CA 92663 ϭϬϬй^,Dd/ ^/'E DESCRIPTION DATE © LEGEND C5.0 NORTH GRADING AND DRAINAGE PLAN 32 SHRUB LIST Size SpacingName FOREGROUND SHRUBS - GROUNDCOVER Acacia redolens 'Desert Carpet' Desert Carpet Prostrate Acacia 1 gal. 60” o.c. LRosmarinus o. prostratus Prostrate Rosemary 1 gal. 24” o.c. LBaccharis pilularis 'Pigeon Point' Dwarf Coyote Bush 1 gal. 48” o.c. LSenecio mandraliscae Blue Chalk Sticks flats 10” o.c LFestuca mairei Atlas Fescue 1 gal. 30” o.c. LSalvia leucantha s.b. Santa Barbara Sage 5 gal. 24” o.c LCarex divulsa Berkeley Sedge 1 gal. 24” o.c. LAloe 'Blue Elf' Blue Elf Aloe 1 gal. 18” o.c. LLavandula stoechas Spanish Lavender 1 gal. 24” o.c. L MIDGROUND & SENSORY Callistemon 'Little John' Dwarf Bottlebrush 5 gal. 30” o.c. LDietes iridioides Fortnight Lily 5 gal. 24” o.c. LPittosporum crassifolium 'Nana' Dwarf Karo 5 gal. 36” o.c. MNandina domestica 'Obsession' Obsession Nandina 5 gal. 30” o.c. LAgave attuneta Foxtail Agave 5 gal. 36” o.c. LAloe compari Nubian Aloe 1 gal. 30” o.c. LSalvia c. 'Winnifred Gilman' Winnifred Gilman Cleveland Sage 5 gal. 30” o.c. LLomandra longifolia 'Breeze' Breeze Dwarf Mat Rush 5 gal. 30” o.c. LLeymus c. 'Canyon Prince' Canyon Prince Wild Rye 1 gal. 30” o.c. L BACKGROUND Podocarpus 'Icee Blue' Icee Blue Yellowwood 15 gal. 48” o.c. MHeteromeles arbutifolia Toyon 15 gal. 72"o.c. LCallistrmon viminalis 'Slim' Slim Bottlebrush 15 gal. 96"o.c. LPrunus caroliana 'compacta' Dwarf Laurel Cherry 15 gal. 48” o.c. MMetrosideros collina 'Springfire' Lehua 15 gal. 36” o.c. M VINES Wisteria floribunda JapaneseWisteria 15 gal. Espalier MParthenocissus tricuspidata BostonIvy 5 gal. 60” o.c. MTrachelospermum jasminoides Star Jasmine Vine 15 gal. 72"o.c. M FS MS BG VN WUCOLS TREE LIST Box CommentsName 48" Box Specimen 25'H x 25'WOlea europaea 'Wilsonii'Wilson Fruitless Olive Tree 24" Box StandardAgonis flexuosaPeppermint Tree Size 24" Box for Slope StandardArbutus 'Marina' Marina Strawberry Tree Preliminary Soil Testing Locations Shown Total (4) Locations- Final Location by Soil Consultant. See Soil Preparation Specification 24" Box StandardLophostemon confertusBrisbane Box 48" Box StandardAcer palmatumJapanese Maple 48" Box StandardCercis canadensis 'Forest Pansy'Forest Pansy Redbud 36" Box StandardAfrocarpus falcatusFern Pine 24" Box StandardGeijera parvifloraAustralian Willow Irrigation Note All planting areas will be designed with fully automatic irrigation systems utilizing water conserving features, lowprecipitation heads, water sensors, drip systems and multi-program controllers with weather station capacity. 48" Box for Front Low Branch L M WUCOLS L M M M M L 20'H x 20'W 35'H x 25'W 35'H x 25'W 25'H x 20'W 25'H x 25'W 35'H x 15'W 25'H x 25'W Qty. 7 6 7 5 1 3 15 10 WZK:d d Zs/^/KE^ ^,dd/d> ^,dEhDZ η ϯϬϬ^WdZhDEdZZ͕^h/dϳϯϬ /Zs/E͕>/&KZE/ϵϮϲϭϴ ϵϰϵ͘ϳϮϳ͘ϵϬϬϬ d,/^ > / E / ^ ϭ / E , > K E ' t , E WZ/E d d K & h > > ^ > Ξ K h > Z ^ ^ K / d ^ ǀϮϭ Ϭ ϱ Ϭ ϳ ϴͬϱ ͬ Ϯ Ϭ Ϯ ϰ Ϯ ͗ Ϯ ϱ ͗ ϯ ϰ W D Ƶƚ Ž Ě Ğ Ɛ Ŭ Ž Đ Ɛ ͗ ͬ ͬ Ϯ ϯ ϲ ϯ Ϯ ϱ ͘ Ϭ Ϭ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Z Ϯ ϰ ͬ W Ϯ ϯ ϲ ϯ Ϯ ϱ͘ϬϬ Ͳ Ă ƌ Ğ D Ă ƌ Ě Ě ŝ Đ ƚ ŝ Ž Ŷ D Ğ Ě ŝ Đ ŝ Ŷ Ğ Ğ Ŷ ƚ Ğ ƌ ͘ ƌ ǀ ƚ ϮϯϲϯϮϱ͘ϬϬ ,K' EhZK^/E^ ^Zs/^ ϲϮ,K'Z/s͕ EtWKZd,͕ϵϮϲϲϯ ϱϬй^/'E s>KWDEd ^Z/Wd/KE d 26632 TOWNE CENTRE DRIVE, SUITE 300LAKE FOREST, CA 92610714.330.3132 Wϭ W>EE/E' Z^hD/dd> ϮϬϮϰͲϭϭͲϮϬ >ϯ͘ϬϬ W>Ed/E'/D'^Θ>'E^ Desert Carpet Prostrate AcaciaProstrate RosemaryDwarf Coyote BushBlue Chalk SticksAtlas FescueSanta Barbara Sage Berkeley SedgeBlue Elf AloeSpanish LavenderDwarf Bottlebrush Fortnight LilyDwarf KaroObsession Nandina Dwarf Karo and Nandina MixAgave and Aloe Succulent Mix Striped Tasman Flax Lily Breeze Dwarf Mat RushSlender Weaver's' BambooIcee Blue YellowwoodSilver Sheen Kohuhu Boston Ivy Fruitless Olive TreeCalifornia Sycamore Marina Strawberry Tree Brisbane Box Japanese Maple Forest Pansy RedbudFern Pine Australian Willow PLANT MATERIAL & CHARACTER REFERENCE IMAGES P1 P1 33 34 35 36 37 38 39 40 41 42 43 44 From: Jill Lindsay <2jill.lindsay@gmail.com> Sent: January 27, 2025 11:17 AM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Project File No.: PA2024-0188 Hoag's Substance Use Recovery Center Good morning, Mr. Arregui, As a concerned Balboa Coves homeowner living across the street from Hoag Hospital's Lower Campus, I left you a message earlier regarding the location of this project. The Notice of the Public Hearing we all received only says Lower Campus, adjacent to Pacific Coast Highway (in an existing parking lot). This center will have a 28-bed 24 hour/7 days a week short stay (up to 45 days on the first floor) and 8:00 a.m. to 9:00 p.m.(Monday-Friday) six outpatient therapy group classrooms for up to 86 patients per day on the second floor. Will this new project be up against the hillside with the roadway and existing trees along PCH remaining? Or, will the existing trees along PCH be removed so the building can be placed closest to PCH with the roadway behind like the Neurology Building. When Hoag originally acquired the lower campus, they did so without access to Pacific Coast Highway. However, then Balboa Coves Community Association President, Richard Houghton, MD, sold the rights for Hoag Hospital to enter and exit the lower campus with a traffic light for $30K. Pacific Coast Highway then went from a 4 lane highway to an 8 lane highway (Superior Avenue to Newport Boulevard.) The speeding traffic, traffic noise from muscle cars, motorcycles, fumes and tire waste (not to mention time waste) Balboa Coves residents have had to endure makes me question what the additional impact upon our community and PCH will be with this proposed addition. I believe we need some traffic and noise solutions (and answers) before this new Substance Use Recovery Center is approved and would encourage the City to update its noise analysis in this area of both west and east bound (Newport Boulevard Bridge to and from Superior) is warranted and I am looking to our City leaders to protect us. In the interim, I must challenge the approval of this project. If I am not directing this email to the proper contact, would you be kind enough to let me know. Otherwise, if you would be kind enough to acknowledge receipt of this email, I would appreciate it. Thank you, Mr. Arregui. Sincerely, Jill Lindsay #4 Balboa Coves Newport Beach, CA 92663 Zoning Administrator - January 30, 2025 Item No. 5a - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Stephen Osterman <ibay4u@yahoo.com> Sent: January 24, 2025 3:39 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Newport Marina Villas Sound Wall Project Hi Jerry, It was a pleasure talking with you today in your office about our sound wall history with Hoag and the City. In 1992 both Hoag and the City had agreed to split the cost of building us the same sound wall that Cal Trans built Lido Sands and Balboa Coves. I had organized this project with Dubby Evans one of the project managers from Hoag's lower Campus construction project and he in turn included Patty Temple the City Planner back then. We all agreed to split the cost of a ten foot high sound wall a third, a third, a third. Hoag's contractor would build the wall and to that end Dubby hired Taylor and Associates Architects to draw three renditions of a sound wall on our property and he also hired Mestre Greve Associates to provide us with a sound study showing the need for sound remediation. In return I was to speak in favor of the Hoag Project at City Council meetings and Coastal Commission hearings. After we received the blue prints Dubby and I went to review them with our then Fire Chief so he could review them. Everything proceeded until the project on Hoag's Lower Campus was completed. Dubby moved to Florida and Patty Temple said the City didn't have the funds currently. So we are trying once again to ask our neighbor Hoag to kindly help us build a much needed Sound Wall along our PCH mutual boundary. I would really appreciate your help in arranging a meeting with the appropriate people from Boulder Construction and Hoag possibly prior the the January 30th Public hearing zoom meeting. Thank you Jerry. Have a great weekend. With Gratitude, Stephen Osterman Newport Marina Villas Board Secretary Stephen Osterman Bayside Realty & Investments 949-500-2144 cell 4425 W. Coast hwy. Newport Beach, CA. 92663 Zoning Administrator - January 30, 2025 Item No. 5b - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) Zoning Administrator - January 30, 2025 Item No. 5b - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) -----Original Message----- From: Sue Edelstein <sueedelstein@yahoo.com> Sent: January 28, 2025 5:18 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: planning commission [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Views impinged by building trees impinged by new trees lighting noise wellness of residents in this little corner of our world is affecting us (we appreciate and watch over and go to Hoag and coastal commission( 50 yr resident) Zoning Administrator - January 30, 2025 Item No. 5c - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Susan McCarthy <mcrx@me.com> Sent: January 28, 2025 9:19 PM To: Leon, Jasmine Subject: Re: January 30 Public Hearing Follow Up Flag: Follow up Flag Status: Flagged I would like to publicly state the following at the meeting: I’ve lived at 4409 W Coast Hwy since 1998. Hoag’s made several improvements across the street, and while I’m grateful for my communities healthcare, I’m not grateful for the increased traffic to the lower campus. In my 26 years of residency there’s been a lot of development on the Hoag side with noise building each year. I bought a decibel meter to measure noise and it shot up above 80. I feel like that frog in the cold water pot that has been turned up a degree at a time until he cooks to death. While my HOA is working with the city to come up with a solution, I am asking for protection from the excessive noise in this meeting and to retain my rights in the event that I challenge this project in court. Blessings, Susan McCarthy On Jan 28, 2025, at 11:12 AM, Leon, Jasmine <JLeon@newportbeachca.gov> wrote: Hello Susan, If you wish to join the Zoom meeting for the Zoning Administrator Hearing on January 30th, please register by clicking the link listed at the top of the agenda at #1. Here is the link for the agenda, https://www.newportbeachca.gov/PLN/zoning_administrator/current_ZA_ag enda.pdf. If you wish to submit written comments on any items, you may email them here or you may also email your comments to the planner associated with the project. Please let me know if you have any additional questions. Thank you, Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) Jasmine Leon Department Assistant Community Development Department Office: 949-644-3201 100 Civic Center Drive 1B Newport Beach, CA 92660 -----Original Message----- From: Susan McCarthy <mcrx@me.com> Sent: January 28, 2025 12:51 PM To: CDD <CDD@newportbeachca.gov> Subject: January 30 Public Hearing [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. I would like to present testimony at the January 30th public hearing regarding the Hoag Memorial Hospital Presbyterian CareMar Medical Building. I live across the street at 4409 W Coast Hwy. Please let me know how to proceed. Blessings, Susan McCarthy Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Susan McCarthy <mcrx@me.com> Sent: January 28, 2025 9:15 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Re: PA2024-0188 HOAG I’ve lived at 4409 W Coast Hwy since 1998. Hoag’s made several improvements across the street, and while I’m grateful for my communities healthcare, I’m not grateful for the increased traffic to the lower campus. In my 26 years of residency there’s been a lot of development on the Hoag side with noise building each year. I bought a decibel meter to measure noise and it shot up above 80. Please do something to protect me. Blessings, Susan McCarthy Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Gary Bowan <gary@shannonpkg.com> Sent: January 29, 2025 8:06 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Hoag Project PA2024-0188 Ben Zdeba I have lived in Newport Marina Village for over 7 years and enjoy the great city of Newport Beach. PCH traffic and noise continues to escalate and there is no doubt that the Hoag project will add to this escalation. The PCH wall that separates PCH from Newport Marina Village is much shorter than the adjoining wall of the Balboa Coves development. I believe that extending the height of the wall will help mitigate existing and new noise generated from this new project. Please consider this and other remedies for this new project to minimize its negative effects. Gary J. Bowan 4401 W Coast Hwy Newport Beach CA 92663 Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Stephen Osterman <ibay4u@yahoo.com> Sent: January 29, 2025 6:52 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Project file number PA2024-0188 Dear Mr. Zdeba Principal Planner, City of Newport Beach, CA. , Please help the home owners who reside at Newport Marina Villas mitigate the existing and future excessive noise from Pacific Coast Hwy. The proposed construction of a twenty eight thousand square foot building by Hoag Hospital along their lower campus will certainly increase both temporary and long term road noise from construction and additional trips to and from their new facility. I am proposing that Hoag build us a ten foot sound wall in conjunction with the City of Newport Beach as they agreed to do in 1992 when I supported their lower campus expansion by speaking on their behalf and attending both city council and Coastal Commission meetings. Back then there was massive protests from the surrounding community and the Hospital needed and I thought appreciated all the help they could garner. Time has certainly passed since that arrangement was made by Dubby Evans from the Hoag project and Patty Temple the then City Planner with our home owners. We got as far as Hoag providing us with a sound study and architectural drawings of the new wall. Then when the future of the lower Campus had been secured we were told by the City that we would have to wait five more years because they didn't have the funds. I believe that the PCH road noise in 2025 is considerably worse than it was in 1992. I would estimate now there are some where in the neighborhood of 75 or 80 thousand cars per day passing our project. Some of us are older now and have certainly suffered hearing loss related to the excessive and increasing noise. Since Cal Trans built sound walls for both Lido Sands and Balboa Coves prior to 1992 I believe the precedent is glaringly obvious that our current decibel levels in the 70's and 80's must be ameliorated. And doesn't the law state that sound levels above 65 DB must be addressed? We love our hospital its doctors and staff. And we think we have been good neighbors. We desperately need your help Mr. Zdeba in participating with the Hospital in providing us with the same fine quality sound wall as our immediate neighbors were provided years ago. Thank you in advance for your cooperation in helping us solve this onerous problem. I look forward to your participation going forward. Sincerely, Steve Osterman Newport Marina Villas Board of Directors Secretary 949 500 2144 ibay4u@yahoo.com Stephen Osterman Bayside Realty & Investments 949-500-2144 cell 4425 W. Coast hwy. Newport Beach, CA. 92663 Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) -----Original Message----- From: Michael Chai <mchai0121@gmail.com> Sent: January 29, 2025 1:06 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Newport Marina Villas [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Hi Ben Zdeba, I have been living at Newport Marina Villas since 2008 and I am strongly against the proposed extension of HOAG to their lower campus. However, since this is out of my hands, the main concern would be the additional traffic noise as our homes are very close. It would be greatly appreciated if the city could do something about the noise as its already very loud for all residents living here. Thanks. Michael Chai Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Carlye Williams <carlye.m.williams@gmail.com> Sent: January 28, 2025 9:02 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: PA2024-0188 HOAG To whom it may concern, My husband and I have been residence of Newport Marina Villas for many years. The noise we hear from PCH is already a major nuisance and affects us daily. The addition of on going construction project across the street will only add another stressor to every day life. Something needs to be done to mitigate the situation. Thank you for your time. Best, Carlye Kleber Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Neil Livingston <livingsn@gmail.com> Sent: January 28, 2025 8:32 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Project File Number | PA2024-0188 HOAG Hi Ben, I was made aware of HOAG's proposal to build additional buildings at their lower campus, via the referenced project file number. As a 7-year Newport Marina Villa's resident and owner, I can attest that we already have an existing noise issue due to the traffic on PCH. With the proposed construction, this will only serve to further increase the traffic noise in our neighborhood, while negatively affecting our quality of life. Before this project moves forward, can something first be done to help mitigate the current and expanded noise issue from PCH? Thank you, Neil Livingston (949)244-9848 Livingsn@gmail.com 4439 W Coast Hwy Newport Beach, CA 92663 Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: back2theisland <back2theisland@sbcglobal.net> Sent: January 28, 2025 8:08 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Newport Marina Villas sound wall Dear Ben, For your consideration: Sound Noise Coast Highway I live at 4431 w.coast hwy for over 38 yrs...We understand a new building is going to be built at Hoag lower campus....We live next door to the Alley restaurant and already have to deal with the bar noise at night.. please, please consider helping us with a sound wall because of a traffic noise increase in our community. God bless the USA and Newport Beach.. Sincerely, Mr. & Mrs. James Nehez 4431 W. Coast Highway Newport Beach 92663 Sent via the Samsung Galaxy S8+, an AT&T 5G Evolution capable smartphone Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Kingcornea K <kingcornea@gmail.com> Sent: January 28, 2025 7:59 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: PA2024-0188 Hoag Good evening, We live in the Newport Marina Villas along PCH. It has come to our attention that Hoag is planning a massive expansion across the street from our community. The noise from PCH has continued to increase in the 10+ years that we've lived here and a huge construction project will make it vastly worse. The quality of life is already being affected as well as our property values. Please look at all options the city can implement to minimize the road noise if their project moves ahead. Thank you, Kenneth & Joy Hardy 4461 West Coast Hwy, Newport Beach, 714 229-1800 Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: George Hays <gghays981@gmail.com> Sent: January 28, 2025 7:46 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Project PA2024-0188 HOAG Dear Mr. Zdeba, I am the owner of a condominium in Newport Marina Villas, at 4423 W Coast Highway. I am greatly concerned about the increased noise along PCH that will be caused by the Hoag lower campus expansion. The noise from PCH is already quite oppressive and this campus expansion and the ensuing increased traffic noise will greatly impact the quality of life and property values at our complex. I believe that noise mitigation should be the responsibility of Hoag and that a sound wall should be installed at our property line to protect our homes. Sincerely, George Hays Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Jim Roy Sent: Wednesday, January 29, 2025 8:49 AM To: bzdeba@newportbeachca.gov Subject: Project file # PA2024-0188 HOAG Importance: High Mr. Zdeba, My name is James Roy, I reside at 4419 W. PCH in the Newport Marina Villa complex and have listed my concerns regarding the traffic & noise this project will cause in the attached letter. P:lease let me know if you have any further questions for me and I hope this is not overlooked. Thank you, James Roy 714-403-4091 Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) -----Original Message----- From: AMY LORENTZEN <amy.lorentzen@icloud.com> Sent: January 29, 2025 9:50 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: PA 2024-1008 HOAG [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Ben, It has come to my attention that this project will be increasing noise & congestion and therefore more pollution to a community that already deals with these things in abundance. What are you planning on doing to mitigate these unhealthy and infringements on our neighbourhood quality of living? Amy Lorentzen Newport Marina Villa resident Sent from my iPhone Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) -----Original Message----- From: Joni Lee <jonilee8119@gmail.com> Sent: January 29, 2025 12:00 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: PA2024-0188 I’m in Newport Beach resident residing in the Newport Marina villas community directly across the street from the above reference project. I live here with my family, which includes two little kids. There is already an existing problem of noise pollution from the PCH traffic. I believe that this project will only exacerbate the already existing problem and have a negative impact on my family’s life. If this project is approved to move forward, I would ask that there are steps taken to mitigate the noise impact that this project will create both during construction and afterwards due to increased traffic noise on PCH. Sincerely, Joni Lee Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Dan Rotter <danrotter1@outlook.com> Sent: January 29, 2025 11:47 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Project PA2024-0188 Dear Ben Zdeba and Members of the Planning Commission, Re: Concerns Regarding HOAG Hospital’s Proposed Construction Project PA2024-0188 I am writing as a concerned resident of Newport Beach, residing at 4417 W Coast Hwy, directly across the Pacific Coast Hwy (PCH) from HOAG Hospital. My wife, our two very young children, and I are deeply concerned about the impending construction activities planned by HOAG Hospital on the lower campus. I would like to formally present our concerns regarding the potential increase in noise pollution and traffic congestion and request appropriate mitigation measures to protect our quality of life. 1.. Impact of Construction and Increased Traffic Noise The proposed construction to build additional structures on HOAG’s lower campus is expected to generate significant noise pollution. Our community already struggles with high levels of traffic noise due to the proximity to PCH. The additional construction noise will exacerbate this existing issue, adversely affecting the daily lives of nearby residents and pedestrians, including our family. Moreover, the completion of these additional structures will likely result in increased traffic on PCH. This surge in vehicle flow will further amplify noise levels, creating a more hostile environment for our family and other residents. The continuous exposure to elevated noise levels poses serious concerns for our well-being, particularly for our young children who require a peaceful environment for their development. 2.. Historical Commitment to Noise Mitigation It has come to our attention that in the 1990s, HOAG Hospital agreed to construct a sound wall along PCH adjacent to our property as part of a prior construction project. Regrettably, this sound wall was never installed, leaving our community without the promised mitigation against traffic noise. This unfulfilled commitment has left us apprehensive about the current project’s ability to address the noise concerns adequately. 3.. Compliance with the California Environmental Quality Act (CEQA) We firmly believe that the proposed construction by HOAG Hospital is not exempt from the California Environmental Quality Act (CEQA). CEQA requires that any project with potential significant environmental impacts undergo a comprehensive Environmental Impact Report (EIR). Specifically, the anticipated increase in traffic and construction noise should be thoroughly assessed. Our Requests: Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) •Comprehensive Noise Impact Assessment: We formally request that the Environmental Impact Statement (EIS) includes a detailed analysis of the noise levels at our property resulting from both the construction activities and the increased traffic post-construction. •Mandated Sound Wall Construction: Should the EIR identify significant noise impacts, we urge the Planning Commission to require HOAG Hospital to construct a sound wall at their expense to mitigate excessive noise levels, as was previously promised in the 1990s. •Justification for CEQA Exemption (if applicable): If HOAG Hospital asserts that the project is exempt from CEQA, we request a detailed explanation demonstrating why the noise pollution and increased traffic do not warrant an exemption. Specifically, please provide evidence showing that these factors do not have a significant environmental impact as defined under CEQA guidelines. 4.Additional Regulatory Considerations •Local Noise Ordinances: Newport Beach enforces specific noise regulations to protect residential areas. The proposed project must comply with these local ordinances to prevent undue disturbance to residents. •Zoning Regulations: It is essential that the project adheres to local zoning laws, which may include requirements for noise mitigation and building specifications to safeguard residential areas from construction-related disturbances. 5.Conclusion and Call to Action Protecting the quality of life for our family and the broader community is of utmost importance. We urge the Planning Commission to take our concerns seriously and ensure that HOAG Hospital’s construction project incorporates effective noise mitigation measures. Failure to address these issues adequately will continue to negatively impact our neighborhood’s living conditions. We are prepared to participate in any hearings or meetings regarding this project and are willing to provide further testimony or evidence to support our position. I am registered for the zoom meeting tomorrow 1.30.25 and would like a few moments to speak on the matter. Please feel free to reach out to me regarding this matter at this email or the phone number below. Thank you for your attention to this critical matter. Sincerely, Dan Rotter 949.233.4734 Danrotter1@outlook.com Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Adam Ennabe <adam@advisorsmortgage.com> Sent: January 29, 2025 11:24 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Concerns Regarding Noise Impact – Project File PA2024-0188 HOAG Dear Mr. Zdeba, I am reaching out regarding the proposed HOAG expansion (Project File PA2024-0188) and its impact on our community. Traffic noise from PCH is already a persistent issue for residents at Newport Marina Villas, and the addition of new buildings will only contribute to the problem. This ongoing noise disrupts daily life and diminishes our overall quality of living. I strongly encourage the city to take necessary steps—such as installing a sound barrier—to mitigate the increased noise before approving this project. I appreciate your attention to this matter. Best regards, Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Kristen West <makex4fun@gmail.com> Sent: January 29, 2025 11:15 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: project number PA2024-0188 HOAG Dear Ben, I am an owner of the newport marina villas. the noise is quite unbearable from the PCH traffic, all night long. And now with the new HOAG project will be much much worse. I am requesting a sound wall for my complex. Sincerely, Kristen West 4405 W Coast highway. Newport Beach CA Zoning Administrator - January 30, 2025 Item No. 5d - Additional Materials Received Hoag Memorial Hospital Presbyterian CareMar Medical Building CDP (PA2024-0188) From: Philip Bias <philipbias1@gmail.com> Sent: January 30, 2025 9:10 AM To: CDD Zoom <cddzoom@newportbeachca.gov> Subject: 1/30 Zoning Admin.- Hoag Hospital lower campus proposed new bldg. Hello, I'm an owner in the adjacent Villa Balboa community. Please inform us as to the building height of the proposed new 2 story bldg. Is the Hoag Lower Campus development still governed by the approved 1992 Development agreement with the City (and Villa Balboa)? The environmental report (by LSA) showed that this lower campus area is "Zone B" (in the building height restrictions) with a maximum building height of 40 feet (adjacent to West Coast Hwy.) to 44 feet (adjacent to the retaining wall abutting Sunset View Park. Please confirm that the rooftop of the proposed building will be "Clean"...ie. NO mechanical equipment on the roof. Please confirm that any new trees planted around the building do not have a projected height of more than 40 feet tall. It is important to protect the ocean views from Sunset View Park. Phil Bias 230 Lille Ln. #303 Newport Beach, CA 92263 Zoning Administrator - January 30, 2025 Item No. 5e - Additional Materials Received After Deadline Hoag Memorial Hospital Presbyterian CareMar Medical Building Coastal Development Permit (PA2024-0188)